HomeMy WebLinkAboutAgenda Packet - 2003-02-10 PM „ 4
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07. CITY OF LAKE OSWECO
PLANNING DEPARTMENT
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PLANNING COMMISSION AGENDAS
FEBRUARY 10, 2003
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'" City of Lake Oswego
O�LAN[OS
/� Planning Commission "
''" Monday, February 10,2003
v- , T.00 p.»r.—Public Xerrring „• .•
"" °rho,+ City Hall Council Chamber
4," 380 A Avenue
1V-, Members:
Daniel Vizzini,Chair Lake Oswego,OR 97034
Crank Groznik,Vice Chair �1,
M James Johnson,Kenneth L.Sandblast, For Information: 503/635-0290 ' �.
,,.M
Mark Stayer and Alison Webster ;;,
x AGENDA 14
4 This meeting is in a handicapped accessible location. For any special accommodations,please .a `"
:: contact Iris Treinen,503/697-6591,48 hours before the meeting. "
I. CALL TO ORDER l;t ,
} II. ROLL CALL
t xiM III. CITIZEN COMMENT—Regarding Issues Not On the Agenda(3 minute limit per individual) ;;
"1 IV, PUBLIC HEARINGS
Residential Will Development-Proposed Ordinance 2333/LU 02-0018 ; •, ;:
An amendment to portions of the Community Development Code,Chapter 50 to;
A. Add new regulations in the R-15,R-10,R-7,5,R-6 and R-5 zones affecting single-
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faintly detached development regarding floor area,front setback plane,maximum side
yard wail plane and garage setbacks,size and location.
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13, Revise regulations in the R-15,1t-10,R-7,5,R-6 and R-5 zones affecting single-family
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detached development regarding setbacks,lot coverage,accessory structures and
' ;'.", calculation of height on flag lots. ,, '
C. Amend methodology for measuring height in all city zones from the mid-point of the
roof to the peak of the roof,
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D. Add a new,optional design review process for review ot'single-family structures in R-
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A .. :‘, ' 15,R-10,R-7,5,R-6 and R-5 that do not meet the clear and objective standards outlined "1 ' •
in A and B above.
" E. Add clear and objective standards for exceptions to meeting development standards for
single-family detached dwellings.
a' '• This hearing is continued from November 25 and December 9,2002 and January 13,2003, °•
Staff Coordinator is Dennis Egner,Long Range Planning Manager. .
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xf t '''', Annual Community Development Code Housekeeping Update-Proposed Ordinance
A, , 2338/File LU 02-0051: } '
k + Amendment of portions of the Lake Oswego Community Development Code,Article 50,and .` y '.
A LOC 45.15.020,.025 for the purpose of clarifying,correcting,and updating: . . d...
• Fence height and material standards within the Old Town neighborhood. "k, Standards for fences located.on top of or near retaining walls throughout the City, , `
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• x "a •1 ., • Applicability and standards for review of temporary structures and uses.
„.• • Process and criteria for adjusting setbacks,lot coverage,and building height restrictions „a
„ upon partition(including flag lot partition)and subdivisions when an existing dwelling ;t
would thereby render the new lot to be non-complying.
• Applicability of building design requirements to major public facilities and minor public
facilities.
• Lighting standards for parking lots and revise residential street lighting requirements,
• Lot depth methodology and related definitions. `.
This hearing is continued from November 25,2002,
A ';+.'.. ..` Staff Coordinator is Susan Millh ' '"
auser,Assistant Planner '
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V, OTHER BUSINESS •
• Lake Grove Town Center Update(P 01-0002)
• Nomination/Election for Quality of Life Subcommittee Member i.
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A ' . VI, ADJOURNMENT
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A SUPPLEMENTAL PLANNING '-'
7' '. *, \\ COMMISSION REPORT I :''
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4 GI{GON
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.y.,a*'' TO: Lake Oswego Planning Commission
r 4 • FROM: Dennis E1. gner,Long Range Planning Manager ". 2
• ' . ,.r+1" Jane Heisler,Project Planner '„
1 .'' SUBJECT: LU 02-0018,Community Development Code Changes Regarding t ",
`' : , Single-Family Infill("Third Supplemental Staff Report) •w •
� DATE: January 31,2003 _
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•' RI BACKGROUND:r i
The Planning Commission opened a public hearing and took testimony on November 25,2002, '
continuing the hearing to December 9,2002. On December 9,the Commission heard additional : ' "
testimony and determined that it would hold a work session on January 13,2003, On January `
n _ � 13,2003 the Commission gave staff direction regarding a set of options described in the January %"
er 8 staff report, Staff has revised the draft ordinance based on Commission direction(Exhibit F-
17), This report describes the changes and the issues addressed at the January 13 work session,
» , w: +i• On January 13,the Commission stated its intent to reopen the hearing on February 10,2003 and
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receive testimony on the latest draft, ,
n DISCUSSION' '-�
l :;, The Planning Commission's response to each of the issues addressed at the January 13tt'work ,:
session are addressed below, '. , �i
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1. Applicability i:"
e.' Key applicability issues and the Conmiission's response include:
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Y; a. Cityivide vs,neighborhood applicability. The Task Force charge statement directs the
• ;,, group to"develop processes and standards which, with consideration of specific "' •
neighborhoods and circumstances, could be applied throughout Lake Oswego."At the
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'A . meeting,the Commission noted that the standards should apply citywide. a . '
b. New construction only vs,new construction and remodeling, The Commission agreed
that new standards should apply to remodeling projects as well as new construction.
-„ c, PUDs, it was agreed that property within existing PUDs should be governed by the
standards approved as part of the PUD but that new PUDs would meet inflll standards. ,
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• �' Plano!!Cumnusstan Supplemental Community
Stat'rttepun for l ebrualr.t10i�200 stdentia)Infi11 �r ��
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d. Nonconforming uses and partitions. The proposed housekeeping ordinance adds a 15% '
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•1 ' ` dimensional or area exemption to provide flexibility when properties are partitioned. ,"y,
c. Conditional uses. New FAR standards are needed as part of the conditional use process,
-`� , We have included new code language to address FARs for institutional uses,residential care
housing,and non-residential uses, The draft includes the following proposed FARs: w
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, a . -institutional uses: 2:1
�e -residential care housing: 2:1• v
" "'•' -non-residential uses: 2:1 " ,
y '•`� .„ The proposed FARs are higher than FARs for existing development in.Lake Oswego.
"a. ' Existing churches,schools,and the library all have FARs below 1:1, The new residential ,
1, care section includes code language that anticipates FARs over 1,5:1,
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' s II. Key Policy Questions
A variety of policy questions were addressed at the January 13th meeting, The issues and the
Commission's response are included below, ;„
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i• a. Accessory structure height and size exceptions. The Commission rejected a proposal to �,',� ,,
allow accessory structures that are larger than the primary structure on the lot, A property
: ownei had asked that larger structures be allowed on large lots.
b, Infill Task Force discuFsion items that do not appearin draft ordinance. The ,:.
Commission requested that issues that affect only the First Addition Neighbors(FAN),suchif)
as reduced setbacks along alleys and front yards,be sent to FAN for review and
recommendation. It wa3 assumed this t;,pe of specialized adjustment would occur after the
new inftll standards were adopted. „'"
• e, Duplexes and single-family attached dwellings. The proposed standards won't apply to ,
" • duplexes and single-family attached dwellings, The Commission recommended that this ,`,:.:"
w'� item come back to the Commission following the adoption of the proposed single-family ti.
" infill standards.
'' " y d, Waterfront properties. The Commission said that the standards should apply to lakefront • ..
= properties. If new standards arc proposed as a result of the lakefront zoning study,the infill,, standards can be adjusted at that,time.
e, Alternative process, It was recommended that the alternative design review process be part , ,4
' of the proposal.
" ,t IiI Code Details/Code issues
Certain details of the proposed standards required additional refinement. The key issues and the
Comiission's response are addressed below.
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; � .,' a, Flag lot height. The issue of calculating flag lot height is complex. The Commission `'•,
recommended that the height on a development site be an average based on the actual height
of developed properties abutting the project site:I d the permitted height allowed in the tone ►
for any abutting vacant lots,
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i'. Page 4 ofg,Lt'u:-p01b.Common*IreNeloptuent Code Changes Residential Infill `, � '
Planning Commission 5uppieniental Staff Report for Penuur< 1(1,2001
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b. Height definition and sloped lots. No change was proposed for how height is determined "
. 0 on sloped lots. The Commission requested better graphics(See Exhibit E-8). 7 t 1
c, Garage setbacks, Concern was expressed in testimony regarding the garage setback, The
° k � Commission recommended the following:
• Eliminate the proposed garage setback. r
,i c ~' • Allow the garage to occupy 60%of the facade. • ' ' '
. ;•. • Allow a front porch to project five feet into the front setback when the garage is
located at the front setback line, r "
t.,t„•7e Staff has included an additional option that is intended to reduce the visual impact of garages. •r,
`"'; An applicant would have the choice of the following:
• Setting the garage back.
�' ■ Providing individual garage doors. y'
° • Limiting the garage to 50%of the facade. N" ,„,.
• Providing a trellis or decorative feature to provide a shadow line around the garage, , »:
d. Accessory structure exemptions to FAR and lot coverage requirements. The
Commission recommended that exceptions to lot coverage and FAR be granted for accessory k;
... structures, A 200 sq ft exemption was recommended for lots 10,000 sq ft or smaller and a ' ° •'
., 4 4 400 sq ft exemption was recommended for lots greater the 10,000 sq ft in size, .,
w " •y e. Garage appearance and location exceptions. The Commission agreed that garage
exceptions were needed for lots where the garage is more than 60 ft from the front property a "
line,the front building line is less than 30 ft in width,or the slope is greater than 20%i Slope
is to be measured from the front property line to the rear of the proposed building envelope.
{ f, Exceptions to side yard setback planes for increased setbacks, The Commission
recommended that with each additional 5 ft of setback provided that dimensional
M requirements for the side yard setback plane are relaxed by 10%1,
I g. Exceptions to single-family dwelling height. The Commission agreed that on large lots the i;,
height exception granted through increased setbacks should be limited to 511.
'' , h. Recessed garage openings. The Commission recommended that recessed garage openings
, , not be required(see options listed above in"c,"as a way to reduce the visual impact of the
garage.
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NEW'ISSUES
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4 The following are new issues identified by staff or issues the Commission may want to i ''
reexamine,
a. Accessory structure size, The size limitation of accessory structures is ae issue that was
discussed by the Inuit!Task Force without a final recommendation, The current set of
standards being discussed by the Commission maintains a square footage limit and height
:I " limit on the size uf accessory structures. Task Force member Brad Beals has suggested that
the size limitations for accessory structures should be calculated as part of the overall . .
'� limitation on lot coverage,FAR,and building height, He has submitted an illustration
, (exhibit E-9)that demonstrates that if a garage or secondary dwelling is attached to the r�
primary structure by a breezeway or building wing,the accessory structure Can be considered
part of the primary structure subject to the height and size restrictions of the primary '' .
dwelling. 1-le argues that if the breezeway or building wing that attaches the primary
_. . ,
Nip 3 of 5,l l uZ-Oat i.t:untinutut(I)e(clupmeni(ode(.11.111g04 ItcgtdettUdl than :.. tr u
Planning Commission Supplemental Stott'Report tar t'ehtim t. IU.2001 ' "
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dwelling to the accessory structure is eliminated,then the accessory structure must be
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drastically reduced in size. It was argued that this unfairly restricts someone who is
qy proposing detached structures,
Question: Does the Commission want to revaluate its proposal for accessory structure size and o '
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allow accessory structures to be subject to the overall FAR,lot coverage,and height limitations ',,'
of the zone? If so,should the accessorystructure still be smaller than the primarystructure? {'
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4'• b, Measuring Height in the Flood Management Area. Concern has been expressed by r,
, lakefront property owners that floodplain standards and height limits may work to severely limit
rr t' the height of a structure. We have added code language in the Height Definition(50.02.005)to 0 r clarify that if fill has been placed to raise the floor level above the base flood level,then height is . ,,'
'° '.-t'�1 measured from the elevated ground surface,
List of Exhibits(only those exhibits underlined and in bold are included in this
supplemental staff report):
IM11y .:.
• . A. Notice of Appeal (No current exhibits;,eserved for hearing use) r
B. Findings,Conclusions and Order (No current exhibits;reserved for hearing use)
;,4. )' C. Minutes (No current exhibits;reserved for hearing use)
'`" D. Staff Reports (No current exhibits;reserved for hearing use)
• ‘` 'A E. Graphics/Plans
f" E-1. City Zoning Map
• ^3 E-2 Flag lot height options
"�t F E-3 Illustration of recessed garage opening vs.recessed volume
'' E-4 Proposed Plan for home remodel under current and proposed standards .
a , presented by Brad Dunzer at December 9,2002 hearing ! ,
° E-5 Plans present'd with Tim Hinzdel's testimony on December 9,2002
E-6 Example of change in side yard plane requirement
E-7 Lot Coverage/FAR comparison of exemptions for accessory structures in ,, t '
1,^• various zones
' " w; E-8 Graphic height measurements on sloped lots
• ,` : E-9 Brad Beals' illustration of an necessary structure attached 10 a a. . 1
primary structure
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.. , F. Written Materials ..,,
..d' F-1. Draft Ordinance 2333
,,'"',: F-2. Standard Development Review Process Flow Chart ' j
h-3. infill Development Review- Alternative Process Flow Chart ,
F-4. Summary of problem statements and proposed standards
F-5, Photo of recent infill in Lake Grove Neighborhood
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, , r•, F-6. Comparison of Existing and Proposed Standards by Zone(R-5,R-6,R- •,
' r . 1.5,R-10 and R-15) y'.s" ,
The following Exhibits were presented at the November 25,2002 Planning
' Commission Meeting; c °
F-7 Results of November 20,2002 Milli Open House Exit Questionnaire / '
p .
• �' Page 4 ofS,I It 024018.eutnntunin Development ode Changes Residettttul Infill ;`� �;a
Planning Cotnnussien Supplemental Staff Repnrt for I•ebruat. 16,200? � ,r
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ry ,. F-8 Planning Commission Public Hearing,Power Point Presentation, j .'
'`' November 25,2002,LU 02-0018
r.4{ "4 F-9 Frequently Asked Questions(Proposed Infill Code Changes) ;` u
. F-10 Residential Infill Explanatory Sheet(LU 02-0018)
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: F-11 Residential Infill Workshop Summary,June 20,2002,
F-12 Supplemental Planning Commission Report dated December 5,2002 wy
F-13 Draft Ordinance 2333,Draft IV(included in December 9,2002 packet) t :�
p4.,w F-14 Draft Ordinance 2338,Clarifying,Correcting and Updating the s
; ;r+ Community Development Code(included in January 13,2003 packet)
,4,y- F-15 Charge Statement by City Council to Infill Task Force,2001
F-16 Proposed changes to PD standards M, t'
`+ F-17 Draft Ordinance 2333,Draft V(included in the February 10,2003 •Y' '
wicket) :,
u ,, G. Letters ^: `'
4. . G-1 Neither for Nor Against(None)
G-1.1 Letter from Gary M,Buford,P.E,,P.L.S.received December 9,
:;•;..'.
2002 ', "A
a '" G-1,2 Letter from Jim Hinzdel,dated January 12,2003 , M1
y G-2 In Favor(None) •b
° G-3 Opposed
G-3.A Letter from William F.Horning,Western Planning Associates,Inc.
(presented at the November 25,2002 Planning Commission
'. • Meeting)
�': G-3,B Letter dated December 3,2002 from Jim.Hinzdel
G-3,C E-mail from William Horning,Western Planning Associates,Inc.,
"`c)brw , received December 4,2002, :r..
` G-3,D Letter from Bill Horning,AICP for Jack Sullivan-landowner and
Avamere Health Services,Inc,
G-3,E Proposed Changes to Ordinance 2333,dated December 9,2002,
.• ,,, :' submitted by William Horning,We3tern Planning Associates,Inc. yy
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y,_ G-3,F Citizen Input from Gary Buf,)rd,dated January 13,2003
G-3,G Citizen Input from Cherra Savage-Brandreth,dated
January 13,2003 i `i.
',,ya G-3,11 Letter from Cherra Savage-Brandreth,dated January 14,2003
+' please files'2002iLLt 02.0018&Supplemental Staff Report 02.10.03
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Page$of 5.Le 02.0018.C'ummunuv De%elopment C�d5e Changes Residetmal Infill °'t x ;`
Planning C'nnmusston Supplemental Stan Report for I•ebruar. 10.200
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Building Height Methodology EXHIBIT
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' .+ '47-''.''''
I.` ® I�f""V ORDINANCE NO.2333
NOTE TO READER: CHANGES MADE SINCE DRAFT IV APPEAR IN A ;1 I1 0,'`I :OX 1 " ,
THIS DRAFT ORDINANCE CONTAINS SUPPLEMENTARY EXPLANATORY 'N
INFORMATION THAT APPEARS IN A BOX THROUGHOUT THE DRAFT, V.,
'" AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKE OSWEGO
AMENDING PORTIONS OF THE LAKE OSWEGO CODE,CHAPTER S0 TO ADD "
NEW REGULATIONS REGARDING FLOOR AREA,FRONT SETBACK PLANE, ,.
1' MAXIMUM SIDE YARD PLANE AND GARAGE OPENINGS AND PLACEMENT,FOR '^
N.;
SINGLE FAMILY RESIDENTIAL DEVELOPMENT;AMENDING REGULATIONS r y
, ,,1 REGARDING SETBACKS,LOT COVERAGE,ACCESSORY STRUCTURES, i'',r:a
r ,# '.4 "; CALCULATION OF HEIGHT ON FLAG LOTS;AMENDING THE HEIGHT a
4'4", MEASUREMENT METHODOLOGY FOR STRUCTURES IN ALL CITY ZONES,AND
CREATING A NEW,OPTIONAL PROCESS FOR REVIEW OF SINGLE FAMILY
DETACHED DEVELOPMENT(LU 02-0018).
WHEREAS,a public hearing was held before the Lake Oswego City Council on to
' review the Platmiitg Commission recommendation to amend portions of the Community ,
Development Code relating to zoning regulations and create additional zoning regulations for the
l t that is more compatible with surrounding structures and to ..""
• "" "' ` purpose of creating deveopmen i',
N, :` •;; improve the way in which building volume appears from the street; h'
"I WHEREAS,house sizes have increased over the past 20 years resulting in greater discrepancies w" w
in size between older,exiting houses and abutting new development;
• ,"I; WHEREAS,by regulating the shape and volume of the house and also providing an alternative
process that allows a property owner to select whether single family development is reviewed
w` against clear and objective standards or through a more subjective design review process.
community review of development may be balanced with pr6perty owner rights,
The City of Lake Oswego ordains as follows: N
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Section I. The City Council hereby adopts the Findings,Conclusions and Order(LUi 02-0018) A
I, . e' attached as Exhibit"A".
1' ^' Section 21 The Lake Oswego Code is hereby amended by deleting the text shown by sti=ileettt , .'t
' !.. and adding the new text shown in bold and underline"
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Allowable Floor Area and Lot Coverage: ..
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+ •-" a '•. r V• "r
• ". !2 46 sizediminishing increases in order to control overall bulk, Allow lower structures to spread out. fi," *h a
Page 1 of2J 011 8XHIBIT F417 `'
" .AAr(32) 77 ,st. ' `• 4,, ,•I 4 „ ; „ "° ' '~ ' 4 ' 1'µ r! +x,
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' Strategy:
N` " .r First Addition R-6; Keep,5 FAR for 6,000 sf.lots and 1%reduction per 1000 sf increase in + • `
_',,„* lot size,but allow discount for basement area under certain circumstances. Increase maximum
r n `- lot coverage for one-story structures, '
.; ' "' LOC 50.07.040. Lot Coverage/Floor Area Ratios ••'•
1, Strueturea Lot coverage and floor area ratios in the R-6 zone on lots of-6:000
a .
square feet or lee.,shall not exceed 35%' ge-tmd-shall-Fret-ex
Rat+e_QZ Mite lot coverage and floor area standards found in a lisle ,
;iil
a r. ,ay 2, For-lets-from-6 OO4 to 15,000 sclttare Set e-per-een�g�h�et- agc '
shall-be-red-need by I and-the-allewable-tetai F ANY- hall--be reduced by.02 for-eaelh-l- 000
r scjuare_ e-ineerrement that-the-let-ex ,00 eeeds-60-equate feet!
+ chart-te-A p`ndi0707-Gi:
Maximum Maximum ,Y
Lot Size Lot Coverage* Floor Area Ratio*`
(Square Feet) Primary Dwelling Primary Dwelling
r >22 feet in height .
.�n 522feetinhei}.ht '..� .:, ,`
<6,000 45% 35% .5 ;,,; y•'`,
>6,000,-<70011 44%, 34% 48
+ >7,000-<8,000 43% 33% .46
n 32a/, .44
>8A00-<4,000 42/a a;.
�_>9.000-<10,000 41% 31"/a ,42 ;!
"' >10,000-<11,000 40% 30% .40 ;.
7 •t.
11,000-<12.000 39°/a 29% .
38
12,000-<13,000 t . 38'%, 23°/a 36
>13,000-<14,000 1 37°/% 27% .34 i
>1d,000-<15,OOU 35'%a 26% .32 '
>15,000 35°/a 25% .3
*Floor Area in a basement that does not meet the definition of a story,shall be excluded
from floor area calculations o
r J`)Jit `oO.iOiel iiiiLtr 1n t lithestutnilf:iiiifd,ilutga.guidc lii irtiiii-$e'sst►r^V�.itse4;lilheil ,
. 1)i;t3is o1(o st
t Y
Y, 1yy
anal xtt�t*f+y�,��'��1.M1IF�YsItt?0,:y�1,)�'• W.,y l4•V'',! 4'W}4y y
IlViiiiii•Viti
3.2, Ile+-lots larger-than-13 O0O-sgttttre feet-rtta*imtttti-tillowable4OE-coy e-fiat
ritnar- nrs-ove wellir-22'in hei-gbt shall be o-atid-the-iutt tltrxtnt allowable-PAR A r',z,T-,ha l-bey
" w', 14. Decks less than 5 feet above grade.stairs,pergolas,trellises or other landscaping t, '
structures and concrete slabs shall be exempt from lot coverage and FAR calculations,
, 4. No more than 60°ir of a lot may he covered with impervious surfaces. :" °,
`
ft •
Page 2 of2 7 012 r,
a
dq
Y+,
A
• u ,a
4
5, ° to 200 s uare feet
a ? .+ of the Around floor area of a detached jzaraee area may he exempt from lot col/craze
',% calculations. Habitable areas of detached accessory structures that would normally be ' *`;
counted as floor area,may be exempt from floor area calculations up to a maximum of 200
square feet. ��rr "
,4.�� .. •,�17,,til. '+) ..i,P.J,y 11.2,]SiJ•.9u�.. , ....4j.. 1 , l ?,,o��,, -. (.^•{�.11i
Lrd i'� ! y,Gslf:•%ka+ 'k.4') .. I e ,� +,i,'yi,�}�' c"j'�yyv 7y,r�'�,'T`i^i jF i,y.'��'�i�' 'J I�'',.�� tR ys�J '�, '
t " 'It i Mi i, I , ' idtI+ i, .4 :27 �1, fr ,N'artr AI`e'; t1 $'11 ''1i..p,.�yiii:il 1 I t 0 t N
' ,,// t ��s,�g�, , � . lr. 4 _ ' r: ''6•
q', 4 ..:4e0.(b3i#a(01' 4 . F` ,t.1,l_!?.r`-�Jlr,, ,«ti:kP+�.I tg i. ,...,A 1 ,....v ii„,...�i .!E«ti C. 'l, w
4.
•
a 1e Y:
'.1 '
` '' ° Strnteav: Other Zones: 1
Currently,FAR is not regulated in R-5,R-7.5,R-10 and R-15 zones. The Task Force y ,
` ''' `; .. m- recommended potential language that gradually reduces FAR as lot size increases. The Task
'`s Force also recommended a more generous lot coverage standard for single story structures than -.
for multiple story structures,which is also illustrated below. Lot coverage is currently regulated .. -,
in these zones. ."
Staff also recommends removal of the distinction between new construction and alterations, It '
was originally created in the 1990's to prevent existing developed structures from becoming
,'- `non-conforming' following text amendments to single family detached zoning standards. It has
�., , been difficult to track and to explain to property owners,and,other remedies exist in the code `
that allow for altering non-conforming stru„Lures within limits.
lY
pl LOC 50.08.040 Lot Cover_age and Floor Area Ratio(FAR)
s 1. irl 'l �t`t riti•2'ki 't 0 ` ,lot coverage shall not exceed the following �,'
matiimtfrts;35%for a primary structure<_221 feet in height or 25V.,for a tt ltiple story
primary structure>22 feet in helaht the following-Ma-inttuns4
Zone 4:,Coverage
, , R 7.5 New Construetiatt-25-h°,
w' , Alteration-that-does-net- tlifwas-new eonstruetio _, , "' er
center-lot-
R 10 New Construction: 25% ,..
e ''4 t Alteration that-deer-not-quali, -as-iew-canttruetlon:4
R 15 New C n tr-uetion: 25',S, "
Alteration-that-does-tint-Flue'' tot#on: 30%
2, Floor area ratios,shall not exceed the standards found in Appendix- ftl ie 50,08
r" ate'
7 ',. Pp ,. • 4,
"
Page 3 of 013
e .Y s 1
t
^ "..•'...„- --,.. :. ,. '' - - , , .... ''....., ". ,,,^, ..; 1,4.."..,,:'; .7, ..:..,. ' !, ;:•'*** ''fl"'*t..'''.*•••• .*'' ' .! '1* ...; '''-*.t..".•,:. '',.''...*•*". ' . .."* ''''' * ' *.
9,,, ,..,-: ;•:. . ,
1 11,.... ., .Wa
- «
Lot Size Maximum Floor Area Ratio(FARI
iSettare Feet 1 R-7.5 R-10 1 R15 "..., ' 1
..' ... •„.7,... ' <5000 .6 .6 .6 i
,„“" •-"' .' ";'
•-: ,,:',".:' ' >._5001 4 6000
.Z 6000<-7000 .5 .5 .5 . . ..
7000_,<8000 .45 1 .45 .45 .
z 8000-<9002 ,4 I 4 .44
.',....P.:, ..•. '.:', Z 9000-<10000 .39 A .43
.42 i
10,000-<11000_L .38 .4
11000-<12000 .37 ,39 ,i,11., 1
.;:, -;:A. ', '•,' Z 12000-<13000 .36 .38 1 .4 1 •• -1
. 13000-<14000 .35 ,37 .39 , ... . .„
,.., . . .
.>14000-.15000 .34 .36 , .38
>151 000416000 .33 I .35 .37
-..,-...------.
Z 16000-<17000 .32 .34 .36
Z 17000-<18000 1 .31
„1• :-,! 18000- 19000 I .30 .32 .34
.-.... ,,...,
_Z.19000-<20000 i .29 ,31 .33
>20 001 1 .28 .3 J
m 4
• ... M .
,:g• '.., ' •':
3. itii*YaRiftil4iiiiifA1144figitffiti3triAiWigagrtiiikii,up to 200 souare feet
of the ground floor area of a detached garage area may be exempt from lot coverage . .
calculations. Habitable areas of detached accessory structures that would normally be
' "' "
• . „,..
counted as floor area,may be exempt from floor area calculations up to a maximum of 200 . ,...4'
square feet, if „
6
..41 ,14,.;, `":Silrnji.-r i4'..3i." , .3,i,.'
reiti. ' , /4 de ,,,,,,^-. i?i,t a .2,•••• Ao' a. , NI , ,I6J'aM1 rti;41,0,
iii**44yrvaavigt.,( •' c
iu.90,r i• ffl, 1.0 .
6., ',' ,6, -6 1' • ,66 I .Z1 I 6 6 ..t, .. I • I . '.. ...' A ._
iliblicaki441:144 Alibi*i if.g 1 . tl6a. ,, .•Iff.,,i.
itiialPhiiClitp.' gortvii"0 '''Cillieoda, ' ' I 4' ',Mit%
teA.: 1 ,,„„tzi “,.rsiiiW:;114;1:
N ,, .
tr.i*;i:',1::.,%''',.:••.c.'::',:i•,,k.k$,PiK.W!'":;';',.‘*!:171Vr.,:,,X...,;',.::gk,!'/.137-.(e.,*#fi',:
. , . „ t ''i Uif1/4 iait4igij!iiiiitifiiiillikgiiligaailUttiM":10,41 I. • • . ' 't. '
gatirailliiifilAIW *,,,!'",):.*'';',0=',Y.'1,.',..-t!'''''LC,.V,,i..'':';',0i,',.,`'•tie' A
detil4nIallAreiRitiiii014/149Vii''a.'4tj..I'gi:klr:?...'t';'.l'4f"L''':it'...1!=a z:41, , •
6 . ; • = Section 50.02 Definitions
'. , '',. ' ' ''''• Section 50,02,005 Definitions
'•''.„ ,..'.. New Constractitha -- ,
, ..1. ., .,.
a. Constmetion4i4 a new-stfaaturei-er
• .•„. .",' r,,
b. Altetatleti of aa-ex-iati-nt.atfuetttre whiell4a. erease the-bullding-feetprink”f4liare ...
thia4-251,„or-lielOit by t4ere-thaft4467-143f-t1'te-pamases-ef-4,1115-5eetiatiran"existing-stfuetatelLia
a- Er-tiotate-as-it exist-s-en-May4r4-9411,:pumeses-4-tseettearltalteratient-inaltitlea-a
.
, N "4 '' 014
:.,..!........ Page 4 of 2•
• .
^ • . . ' " - 9 , ' - ,L -4''., . ' : t - ' ' '' " .:,"
• ' '._ t ' w y • I ,y '., 4 •r .,- i ,0 r i..1 n 7U 14
F 4`a 1` detertninatien-of-the-sumulat e•e€feet_en-feet in d-h^^" aratione-to-an-e:isti
.," �r after May 7, 1992.
Section 50.68 Variances
•
Y, ,' .'a� 50.58.015 Classification of Variances
A variance which would allow devclopmen;not in conformance with the requirements of the '
, w I.Y. Y
development standards may be granted.
r 1, Class 1(minor)variances are small changes from the Code requirements which w• ••'
;•t '.',- will have little or no effect on adjacent property or users. •
a , „ Class 1 (minor)variances include;
' •
a, Variance from setback requirements for single family dwelling,or its
` N,_ associated accessory structure that does not comply with the three criteria set forth in LOC
50.14,005(a)-(c),of 20%or less.
' b, Variance from setback requirements for a structure other than those
y 3 .,, 1 described in subsection(a)of this section of two feet or less in side or front yards or five feet or - •
less in rear yards.
c, Variances from minimum lot width or depth of five feet or less. "
d, Variances in lot coverage or floor area(FAR)on platted lots which were N `
platted with an area less than the current zoning requirement for single-family residential
dwellings and accessory structures of up to and including 15%of the maximum allowed lot n
coverage or FAR.
e. Variance-te-all �tm''y. ',a.
single-farr.ilTdwelling that meets the—"allerutson ie.tbaul ttnci-loes net expand the existing
tVuiit feotpFint
ef, Variations from maximum fence height restrictions
fg, Variation to the maximum grade of a private street or driveway,
''' '?'°r h. Variances to change-efbuilding-height of an existing single-family �.
y detuehed-dwel-iing,vlien-rnereased-byehanging the roof-pite' ^.,o,-ohanging—the•reex-ferns-from -
f}at-to-pitehed-with.Ftehanging the-height ef4he il: plate within-the-ma*imwn height
ti
otien-by-the-under ier
«•,, .
Strategy—R-5. Currently in the R-5 zone,lot coverage for"new construction"for single family ,
detached development is 30%(1500 sf on a 5000 sf lot). Lot coverage for other types of
construction is 35%. In the R-5 Zone,there is currently no floor area ratio requirement,
however, for R"0 and It-2 zones,FAR is currently regulated, If a similar methodology is
• followed for R-5 as is suggested above for low density zones,the following language may be
applicable:
;; Section 50,06,035 Lot Size,Density Transfer,Floor Area Ratio(FAR).
1, The standards are minium-lot-ar a-er-each-dwelling-units as follows:
Zone Area -
R-0 no minimum,FAR not to exceed 1.2:1. ', •
R-2 no minimum,FAR not to exceed 1.2;1.
R-3 3,375 sq• ft,
0
; N 015
�. J Page 5 of 2" ;�
', a
0d� a 3
t'"
. + ,a, R•5 5,000 sf,ft.,FAR for primary dwellings taller than 22 feet,not to
exceed.6 for lots 5000-7000 square feet;.5 for lots 7,001 to 9,000 square feet and.4 for lots "
•l,
9(101 square feet or larger.
WR 3,375 sq.ft, I
a ti; LSection above proposed to be reformulated as follows to provide additional clarification: r
Minimum Lot Area
` .• Zone Minimum Area Per Dwelling Maximum FAR
+ R-0 No minimum No minimum 1.2: 1 i•
+'
•'. R-'y No minimum No minimum 1,2: 1
v.
s R-3 3,375 sq.ft. 3,375 sq.ft. No maximum
R-S 5,000 sq. ft, 5,000 sq,ft, Lot area 5,000-7.000 sf.: .6: 1
Lot area>7,000-9,000 sf.:.5:1 .
r t•' r Lot area>9,000 sf.: .4: 1
# v �`3'+` r +' r �i r rev .�+t.r� >•y y"+�,r'r. 1,.� w wr• ��'K�r.a«...
L ,��� gRir ,tt � t;ii itaiiiiaIiiani I'd �31ptrlWii ' gi �# zlti gigil it
Uit i`ollavii:
,1 ,If.
ri
,.,1'
t * , o q tlrpp° ,, t„,1� r,„.,f.r i,I vn1,,,t.14, t#0,: ari' rr. l,1 q �f t/
r 1 `dt�. '1t "i iS ` ,ifrA(4'Ili'. ISI yret e".: �" .4,�I t I'..
^ �1, q��p�r �� 1 r,tx 4 'M yy p !
+ ' g iti 1 y�' J,,,,Iyyf�rS f o 'r 4t yr Y`'14M'.„6-'f lv 1t iYd '.4 .t+ ,', '!
II �i' tit'i;i f n'`{ iletket'`i.it °1:^'A on+� ,,,o J;r 1..',/a)d �ati F.�: iti
sfi" ,Lbnt Gt#icleflil tzfimcli;41,?,,fC.; G:. r"'.! + ,r" :d1 ,
,
- ,. , -,m. mil.
,;�r, Section 50 06 040 Lot Coverage
"�• N�+ ' �ut�-lLot coverage€er-lautldtngs-nt�d- parking- are-ere�hit11 n3-'t.��i�i,h�:t`tlu •-•,;
iiiI iittiiii s et 'i► kif�i i life (i;)ti'tit1,iraiiiW as-€ellews: ., ..-!
' 't� iebd010 '
• ; r`'f
'• Zone Maximum Lat
• o. - Coverage
M. .* R-0 69°o40j
,
12-2 •r
Single family detached 35% -(exeltRting parking)
Row house 55% row-hetise-fext-ludic atlt-ink
Duplex 5-5'10 -duplex 55%(exelttdtng-panting)
Other Structures 50%f n,
i' r R-3 50"o ,w :a
' R-13
r. - ,, Single fondly detached
•' S 22 feet in height 45!'A
• '•'•" >22 feet in height 35°'i)
• '`: '^..J.; Single family attached, „50"%0 attaehed f i ':
s A
Li
p .
• gpf +Y y�!
- 0 i 6
Page 6 of 21
«.
. n ,
.A r 3641-dotaoh3d multi stot3r-( elttaagiaar-l; ether-tha• :�
eenstmetion
Other Structures 50%
WR 100% subject to compliance with LOC Chapter 45 Building Regulation
Requirements 4
A cleaned up version of this;
ValleVORatio
k. ' Maximum Lot Coverage
r ., y, z one/Dwelling Type Maximum Lot Coverage - ;''
' 40%
o,i r R-0 _
b..'s - R:wale family.detached 335% • r,
:v Row house 55% .
A. ! .Duplex 55''0 1•
Other Structures 50%
.;: R-3 • 50% "
. RR5
Single family detached:
• <22 feet in height 45% "
',,, •4 • 22 feet in height 35%
`
•Single family attached 50% .' ,.`.,
` "° ,• Asti Other Structures 50%
Wr
i' 2, liTiAii't lrii gib iiP .fluff i3 ,iiiiiaru:ereifieitgni rekt up to 200 square feet
+ ' of the ground floor area of a detached garage area may be exempt from lot coverage
calculations. Habitable areas of detached accessory structures that would normally be
ir; counted as floor area.may be exempt from floor area calculations up to a maximum of 200 °
square feet,
y � t-r u 1',r. S.FM�.Y'+. 71 z , A' �.r. , , ,./j+w x,.0.14 r v 0A„ r y •
$1 q?S` '�i` i1.3 4di'll l41L r`Nf 1)O� '?G �+ . ", t.6,C':1 o , ;A•.if J, , i ri nit `
LI Wfikar n I. 445 r�i �q M i' +„mmfam rS 'Y,i ,_, ii lA .,,J t grit"l e,'it l lt�s. '
" �y�`r� �. jti�}-.i.�,yi� i�`"�t , - a i•. elffeil.1.:6 '...1:51� tI
. i�1i: S'�S_!i 1b�i,�....a .._iS�rh .Yi_ e1G1. �. ! �f �.�.�':V1.��
I n ..rti 'r Jill10.' 40Atitj}7,'1k1 ih,�J'" ,5a.e , �', ri gi, ,♦, .',aril,' ir--; uq1.'. ,; L.;'• t. 1.x�
y . h
Concurrent Amendments:
'" , .•,;, Section 50,06,050 Setbacks,Buffers, t,. i ',
1, a, 1xcept as otherwise provided in this section,LOC 50,16.040,LOC •
50,22,010,50,22,025,50,22,030,or 50,22.035,the Collowing setbacks are required•or-new .;
' o nsttlletien-in the R.0,R•3 and R•5 zones;
»i
• '
017
Page 7 or '`.
l AAx�� ►' i a Y p r "`Y N
.. .. . NM. .'"., .•. ... '...
''. '. .. • µ .. r.. . : •N'. . . .. . '� ,. • ,,
n N+ r
Type Front Side );tear
1 `e ;.
t ' , Attached Dwelling 10' 10'(exterior wall) 10' `- ti
• .
• ' 0'(attached wall)
Detached Dwelling 20' 10' 20- e„
a 20'
5 22 feet in height 20' 5' •
• >22 feet in height 20' 10' 20'
i Other Structures 10' 10' 10'
q,
b. Except-as-ethe ise-pr vided is section or LOC 50.22.010,50.22.025,
50.1".030 or 50.22.035 " ed setbael ,d R 5 zones for alterat-ien-that 4 y'r
<• lees-ne quali•1y-as-nerweonst-r-uetien-iS40-feet.• '
t .
bre: Except as otherwise provided in this section or LOC 50,22.010,50,22.025, "
50,22.030,or 50,22.035,the following setbacks are required in the R-2 zone: s•
Structure ,
T ype Front Side Rear,—(Numbering change only,Add
' . ;.`-, "• other structure"as in a,above)
• d,e. Side yard setbacks for Detached Structures in R-2 Zone,......(Numbering change
only), •
�, , e-d. A multi-story detached structure in the R-2 zone,.,,,..,(Numbering change only) •, ,,,;.
j,•
y
.1•
w
d 1
u A
,
i
0
018 •
Page Sof21 ..
AA v. • 3
is , _ (32r
7r\ 11. ..fit.
{: Height a
," {e.a,
Objective: Create flexibility and incentive to orient roof height toward the middle of a lot and
R .O
create flexibility and incentive to break large roof forms into smaller more complex ones.
Stratcgvt ,.• ',
• First Addition 1•6 and Lake Grove R-10: These two neighborhoods expressed a preference .,;
through the Jnfill Task Force process,for retaining the height measurement methodology to the
peak of the roof,rather than the midpoint. The Task Force felt that this could also be extended to "'
FA ;� " • all zones within the city for single family development. FAN is the only neighborhood that the `•„
Task Force felt had been studied enough to apply a minimum roof pitch(FAN's minimum 6:12 :•:. '
x" roof pitch has been in effect for approximately 5 years), Many neighborhoods in the city contain •
a variety of roof pitches and the Task Force was not supportive of suggesting minimums for
other neighborhoods, The language below provides for changing the method of measuring , ;'
;hight,both with and allows for projections beyond the maximum allowed height for certain
" " :•r ` types of roof features, An additional change to the definition is also recommended by the
V Current Planning division, This change applies to the definition of a"flat lot"and its purpose is
to prevent retaining walls or other artificial elevating of the ground surface prior to development ,'•,'
and creating a facade that may tower over neighbors or the street, �"
,,;, .. Section 50.02.005 Definitions
0" Height of Building, The vertical distance above a reference point measured to the coping of a ". '* 4'
. flat roof or to the deck line of a mansard roof or to the i warage-hei't ht-cf highest point of the
''' gable of a pitched or hipped roof above-suelt-point.
+ The reference points are determined as follows:
a, On Flat Lots: The elevation of any ground surface at the exterior wall of the °`°
�• building prior to construction of any structure which artificially elevates the ground
surface,
b. On Sloped Lots; The elevation of any ground surface at the exterior wall of the
building prior to construction of any structure which artificially elevates the ground surface, ', -0...:
-
},i ty�qt"���U f y• 'yy.!' � r. %'y^•s..11 ','f 1 f lr r :'..tr 7t�,tq a' •'
,,
..I yQ ri.'�1' Yty r., J t ty'f i,i 11 ry1�, f 1 t ,1 t"71r° i!I•. '11t •}`i .'I_ Lif,i; n 1 iT"'.Y...1,1 •i ,•
1' vi• r F,iva '�i 7 -7 1vir L> � § acM 1. r .
� F.I iL �d�° 5.�1r.�!!:V � 1 t j f '?emu 1 �.a g�s�� �y�r- qqq I�sue,, I p1�1��' o '�I,ri�1Pd J.. �s
� = ty'" t,.r'eh.`:� y ,rf f f a �k^14 s'lr"eria,T�, e'�i7i�• 't'1' ,,17 u 't1 �'n � .it -:�, .1
'l` y �. t o t !' I 1 r,r1 t�!� 1 1 1 r
.„ ,„, ,�77 ,, t VIy�y�I l s t ,.. , .1 i�(�1► - t .y'�1 1 l 1 ! 1 y�u� i� ..... 1
T 75�it. kl,.1•" al., E , z, , 7. t,.,yt,t, iCtiit,""; I.1•',4,f•° „.,,,{ 16.r4'Y1 ec: •
4
ItC Zones ------, ,
• —. Currently,in the EC zone(Lake Oswego's downtown),buildings are allowed to be 51 feet in
height, In order to allow for the very steeply pitched roofs encouraged by the`Lake Oswego ,
'"
• Style'outlined in the downtown development guidelines and allow for measuring.to the peak
,,;• 4, rather than the inld'polnt,GO'is viewed us a comparable height for this area,given the hew
methodology'
r ° Page 9 of27 d 19 ''',: ,•
r 1 1I] 4
1 '
I. b /,. . I. I r, i ia•1
as 't ''
Section 50.65.025 Building Siting and Massing. 114, I't ,.,' "
50.65.025(5) Height Limit, No building shall be taller than160 feet in height. No flat roofed 1 r
'" building shall be taller than 41 feet in height, Height shall be measured pursuant to this code.
FAN.
Section 50.07.030 Height of Primary Structures. +r,
1. Maximum Height, Primary structures shall not exceed 28 feet in height on a flat `
lot or 35 feet on a sloped lot,except as otherwise specified in 50.07.030(21,below.
, •%: 2. Exceptions to 1Viaximunt Building Fieigh#, A greater height than otherwise ='', ,
permitted is allowed for roof forms.or architectural features,such as cupolas or dormers .,"..
4 provided that these roof forms or features:
„, a. Do not extend more than 6 feet above the maximum specified height
•,,, b. Do not,in total,exceed one-third of the width of the building for an
individual roof form or projection or do not exceed one-half of the width of the building for
two or more separate roof forms or projections,as measured on any elevation drawing and! ,
c. Do not,in total,cover more than 20 percent of the roof area on which t
they are located,as viewed from directly above for an individual roof form or projection or i . •,;,
s ;•' . •:,"' 30%for multiple roof forms or projections.
• ,F o, ;
,:
R-7.5,R-10,R-15 Zones t"
Section 50,08.035 Height. t
,
1. R 7.5: NeA4-eonstruction shad-not eitcccd 28 feet in-height-on a flat lot or 35 feet-on-a , '
' sled-alter-alien-iHat-deer-net taffy-as-new-eenstr-ashen-shall-not-enneitl 35 feet-in •••,
,, height-en-a-flat-er-a-alepeel-let:
x p ,1 2. R l0: -t te
tc etien-shall-n e. l40 me t-in-Het-let or 35 feet-en-a
d-1
slePeet—A�-olterat�totrt�lat-deer-net-�tteli�}-as-»e�reat�strtrctlori-shaaa-tfot-erseecd 35 feet in �1. ti�
height-c n�*'�r a sloped-let,
3:----R 15: -NeW constfuetien-shall-fast-e3teeed--33-feet-in-height-en a flat lot-er-tt-aleped-lot-
. . An-tlltertf4ieu-tltttt-EieeS-rtet-qtrtriew-eenstr-ctetion-shall-rret-eneeed 35 feet-ift-1aetght-er,a pat ",
een-eloped-left.
W
R-7.5,R-10,R-15 Zones . , ,
,
Section 50,08,035 Height.
a 4 rr •�
• 1. Primary structures shall not exceed the following maximum heights: i.
i Maximum Height i
•
I_ Zone Flat Lot Sloped Lot_ a
R-7.S _J 28 feet 35 feet
12;10 30 feetwy 35 feet y
R-15 35 feet 35 feet
d •4, -.
,,
. . .. ..,
... .. .„ ... Pogo 11)of27 020
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k • i„�. 5� 5
i. a , ';.. 1..•i .. '' 1. .1 ':... '. . 4. i.,�.,,. t .. A a.,i:, .,,7 _�t., w•' , _. •aAY .. ,• w
a
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2. Exceptions to Maximum.1ullding_Height. A greater height than otherwise '4
::.1 ,,A permitted is allowed for roof forms,or architectural features,such as,cupolas or dormers,
'; provided that these roof forms or features:
a. Do not extend more than 6 feet above the maximum specified height; i;z' 5>
r `t 4' b. Do not,in total.exceed one-third of the width of the building or buildings as
measured on any elevation drawing for an individual roof form or projection or do not
exceed one-half of the width of the building for two or more separate roof forms or ' 7
projections;and, r ,
' c. Do not,in total,cover more than 20 percent of the roof area on which they
are located as viewed from directly above for an individual roof form or projection or 30% s'
y•
for multiple roof forms or projections. _..
y +' (Add cross-reference:50.22,015 General Exception to Structure Height Limitations: ."',t,i,
.M,
0'. 50,06 Residential Zones—Medium and High Density R-0,R-2,R-3,R-5,WR Zones f
50.06.055 Height of Structures. '
ai. 1, a. On a lot or lots being developed as one project of%Z acre or greater in total area . :
for the R-0 and R-3 zones and attached development in the R-5 zone,the structure height may 4
average 40 feet over the entire site with no individual structure exceeding 50 feet, pi
b. On a lot or lots being developed as one project of 1/2acre or greater in total area 1. ,
U for the R-2 zone,the structure height may average 32 feet over the entire site with no individual ,
g , structure exceeding 35 feet, a a'
:'• , 2, a, On lots of less than %acre,or for detached residential structures in the R-0,R-2,
R-3 and R-5 zones,the height of a structure 44ela duali es -ftew-esnstiuetioti shall not exceed
28 feet on flat lots or 35 feet on sloped lots, The-height-of-an-aateratien-that-deer-not-quali w
" 4= ;, 11-stet-exceed 35 foot on flat or-sleped-h is •'•' ',j
b. On lots less-t4ht,n 1<aei�or-fer-detached residential-stt tetures in the R.2 zone.,the e F
!� height of it struetitrb-shall-fief-ex-geed-28-feet-en-flat tote or 35 feet on cleped-lets:
• "' 3, A structure that tlifies as-new-eettstraetien shall not exceed a height of 2$feet on flat
l
feet
35 lots oron slopedots e"a- inthe R-0, - or R- zones if the structure is closer than
x 1 SR3 5
."� 1
Tlie bei..h7 or_ lteratien
60 feet to a lot carrying a residential designation other than R-O,3 or 5, �•
'« that-lees-net-qualify-as-ne*.eeustfuetion-shall-net exceed 35 feet-on-ilat-ersloped-lots-in-the
s nie circumstance•
,, ......T.,,,,,:. 5. Exceptions to Maximum Building Height. A greater height than otherwise 4"
' "'4; permitted is allowed for roof forms,or architectural features,such as.cupolas or dormers,
t. "' provided that these roof forms or features: �"
it. Do not extend more than 6 feet above the maximum specified height
' "';w b, Do not,in total,exceed one-third of the width of the building or buildings as
measured'on any elevation drawing for an individual roof form or projection or do not
•'." ,' exceed one-half of the width of the building for two or more separate roof forms or
protections;and,
c, Do not,iti total,cover mote than 20 percent of the roof area on wlitch they . .':
. .' ., are tocatcd as viewed from directly above for an individual roof form or protection or 30%
' for multiple roof forms orprojections,
(%� 1 K
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j 1 Other Height Issues: -Flag Lots
`' ,, Height of stricture on flag lot(CDC 50,20,30(3))•
r _L . Issue description; Current language in flag lot code section indicates that the height of a
'
A -; dwelling on a flag lot shall be no taller than the average of structures on all abutting parcels, ••.r
Areas in which flag lots are being developed often contain single story structures of no more than K
s ' ,•, 12-14'in height, For averaging purposes,a vacant lot hutting the flag lot is given 16' as the
` "height". This has resulted in construction of single story,low-pitched roof structures that {Y:=` , °
.. neighbors and property owners say offer a lack of flexibility in house design and choice on
.'. , parcels that are generally not visible from the street, ,
w4"
' n 12 01gda•�'i145rk i 441t(` 1 *1)flit): '�l 151 lY A. O1:,r1 4 y:. _Wi. i3'. °$i 1.VP 1
"aze ny c �, ' 0P ;r�14. e 5 41l_ , !fit
tat*athialtetkON, . ,fib? tl nlikA}g'!V''' ;fN0,'_:0.4.. . : AttiO 4;•
0 M ,•
b ,�t r•x'n r rr 1 4 v �'
ttrarl<tki MTIllgli ill—;hat` t
s
1 Milki iiiii Si"'r;}r+f ie�'�t t` f"ti.i!'I�`�i',;~�. eil•h.t �llo �` ii f`Z:'it: 'vi iutr �-�i�4ti rf i�"ifi ' ai ,
t! .oat+irdi vu+it5'tf Itafs r►� *As':
Amendments to Flat_Lot Code Section:
Section 50.20.030 Building and Site Design Standards ,,
(3), Maximum Structure Height, The height of single-family residential structures and „,
accessory structures on flag lots shall not exceed: °`
+' . a, Flag Lot Created After'effective date of Ordinance' s, ,
�, The taller of: °=,
I, 22 feet,or
J •` ii, The average height of all dwellings on lots abutting the desidlonnteitt , •
i;tteillnOtit,ac.determined its jrriork the tune of creation of the flag , '1 •
lot,provided: t .t'
The average height of all dwellings on lots abutting iii`e ii.tir�3i(d;ttt* ibiiiiiiEiil ",."
h!, lib,as determined l;t'h1tilitltt•thc time of creation of the flag lot,
Provided:
.yr r !L ,
l 4,. Where a vacant abttttin lot is resent,ttl 'r�nai:iittlb ,tatemiti •
"
tle 'itst':ibilid'a of :iV tit shall be used in calculating the J
• w • _ average, ' `
(2), Where an existing structure on an abutting lot exceeds the
i - maximum height allowed bV the underii'Ing zone.then the
q maximum height permitted by the underlvittg zone shall he
n
,. , used for purposes of calculating the average,
•
r~ • 022 AY i`
Page 12 of.'1,7 4,
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•
•
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N .*".», . ,!-. 7'r•.+iN .. •_ .. -.1'� + w A
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„ 1l!+
Y
r+.a h_: Flag Lot Created Before(effective date of Ordinance].
• t The taller of: ,:
• i, The maximum building height limitation established at the time of
creation of the flag lot. The methodology used to calculate the
t .t maximum building height permitted by this subsection shall be the
w ' same methodology used to at the time of lot creation to establish the x
maximum building height,or
ii. 22 feet(see LOC 59.02.005,"Height of Building"for methodology).
A " The City Manager may execute and record amendments to previously ^'• s
1 " recorder!development restrictions,upon the Owner's or adjacent property
L =
, •
}• owner's request.or at the City's discretion,if necessary to reflect a taller
" 1' building height limitation than previously approved. a
2;.4 c. Modification of Approved Building Height.
•;:' ' The maximum building height of single family residential structures anti t.
accessory structures on a flag lot(whether created prior to or after[effective date of '
this Ordinance amendment])ma be modified from that •rcvionsl determined at
the time of creation of the fla►lot i li '�"t _y` y i g `
• r tfi;Nl, ty,�`�'„t_ t.:.1�' E r�Miii� t
N� �. Fy i •rl VWY y atiii 7.l'V.�' . &-Thi +�,�A.•'Y• 1 .'r tr'31711 ,, ..
- +` �. � ir,t 1a .�iaL�s7�ac c
ai l'lirilieJ'tl
+ „4 �`!� i° err ,m 'L NF'r� n'c y H $'' P 9
{' 11.p i,,7 IA" r Y it rfagut �mli d pyft a••i
r , litl*t$t1lltr ,c�• r IA" !Maitre ' '.
t le' -------,""i ere-t+-vneniit abutting-lor:rprese.«:i-lteight-of 22 feet-shall-be Y . ,q
y a p +ised-iu-calculating-the average: 4 y +
H._ Where an existing structure on an abutting lot exceeds the •,
^ maximum height allowed by the underlying zone.then the
maximum height permitted by the underlying zone shall be
• ' 7 used for purposes of calculating the average, s;
An application for modification of maximum building height for a flag lot
.,
•, shall be processed pursuant to LOC 50.86.025 as a new application. The Cite 1
L Manager may execute and record amendments to previously recorded +'
development restrictions,
»�{ ; Section 50.22.015 General Exception to Structure Height Limitations,
1. Notwithstanding 50.0/.030(2),50.08.035!Ind 50.08.055(5),The following type t",
of structures or structural parts are not subject to the structure height limitations of this Code in ,.
Wa "' the following zones: '
02 3
Page 13 0121 t'
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i' Structures or Structural Parts Exempt from height limitations:i [Zone
Residential Zones— Chimneys,flag poles,ham radio aerials,and other similar 0 z
•r ' '• "' Residential Uses __structures.
Residential„Zones—Non- Chimneys,church spires,belfries,domes,monuments,radio
I
4, ' residential uses aerials,fire and hose towers,flag poles,and other similar ;".
structures. i i
Commercial and Chimneys,tanks,church spires,belfries,domes,monuments, :<
Industrial Zones fire and hose towers,observation towers,masts,,ham radio ,a
,.; ', ' ° aerials,cooling towers,elevator shafts,smokestacks,flagpoles, >
S ' radio and television towers and other similar structures. _
"�°• e.n. „k.. ehu.eh s 1 l E de nd h., . o
;chimp ,• , ^^, •ermcv�aoities;rr►ont�lents�fH'•^ ^. •:1e«s, I �a
" ° , n sts hatn , g towers,elevator-ahi e,smokestaeks; R
. • Y1`• '„ t}agpeles—radio-tttid-tel , , .reilar-pr ets- ",`
2, Aerials,other than ham radio aerials are permitted to 10 feet over the building .
height maximum in a residential zone. Collocated telecommunication facilities in residential
`. zones may exceed the height limits of the underlying zone,but shall not exceed ten(10)feet ,
r • above the existing structure height, Collocated telecommunication facilities in commercial and y'r '
"144- industrial zones may exceed the height limits of the underlying zone,but shall not exceed twenty 4 '', """
7
(20)feet above the existing structure height.
•
„ .' l Massing to Street Q..
r
Objective; Direct larger,taller masses and volumes away from the street toward the centers of '
lots and direct smaller masses and volumes toward streets.
Strategy: FAN: Structure must fit behind a plane located at the front setback line extending up 1
from grade to a specified height,then back at a specified slope up to the maximum allowable t •,.;u: k
» ,,, I height. M
Section 50,07.040 Single-Fondly Dwelling Design, ` ..
in.( • "
' l• Roof i)esigri, The minimum roof pitch for primary roof forms of a single family
{3 dwelling shall be 6;12, Shed type and flat roofs are not permitted as primary roof forms on •
,.: single family dwellings, Secondary roof forms,such as sunrooms,balconies,c'ormers,porticos,
b• ` ' or buys may be flat or shed roof types(See Appendix 50.07),
•' 2. 1'ronl Porch Required. All new dwellings shall include a projecting covered from r • «
�'" porch a minimum width of 50%of the building width at the front building line and six feet deep,
Porch supports shall be provided and shall be wood or masonry or a solid material with the ,�'"' r
r ,
',; A , appearance of wood or masonry.
'�
,',' 1Froht Setback Plane, .,, '
o- a, The front profile of a structure shall fit behind a plane that starts at
:' ,'••:.- the front setback line and extends upward,to 20'in height,then slopes toward the rear of
the lot at a minimum slope of 6:12,up to 28'in height at the peak,as illustrated iit a.
'' u. ,l Appendix 5tl,07-C, This reouiretnent shall hot apply to flab lots,
•, �.' Page 14 of.
024 ,.
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`h' w: ' ,. fir. Y r. r ,` L ,► '" I ;'' q l pq. ;\, 'J ' ,,°.
J 1 • • ,
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t4 .
At 8-11-02 PC meeting,concern was expressed about the front setback plane not being 3 '''
; . •‘', ,.... . 0 applicable to R-5 flag lots due to the small front and rear yard setback requirements. ,
4} b. Exceptions to the front setback plane. Any individual roof form may
r c •,
'' penetrate the front setback plant if it is less than one-third of the total structure width at
20 feet in height. Two separate and distinct roof forms,such as dormers may project into
the front setback plane if they are less than one-half of the total structure width at 20'in
a_ , height. ad,
-r•ti.'- •4tt7. '8'
"" I r 1 F> ^' & .•J41rk+ fib+I. ,..tit
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J,I. *t, ��ii , y i
j tf Milt 'li w.iu61 • f 0
I, st. N.1 n'W'+'.iu'+:.x •.tv' 05/ •
{ Allowed—Less than 1/3 width of huildIne Not allowed-At 211'in heleht exceeds
µ''"' At 2(1'In helahl 1/3 of buildhte width, ;
i` .
K [-,Strategy-Other%ofc5 R 7,5,R-10 and R-15-New Standard i a "
A. .,4 Article 50.08 Residential-Low Densit:'R-7.5,R-10,R-15 Zones
l - , Section 511,08,045$ingla�[runeily Dwelling Design.
1, Profit Setback Plane, The front profile of a structure shall fit behind a plane
that starts at the front setback line and extends upward,to 20 feet in height,then slopes
., a d , toward the rear of'the lot at a minimum slope of 6:12,up to the maximum allowed hei hg t g, "e
r the peak,as illustrated in Appendix 50,07:
2. Exceptions to the front setback plane, Any individual roof form may
e penetrate the front setbacl:plane if it is less than one-third of the total structure width at
20 feet in height, Two separate and distinct roof forms,such as dormers,may project into
• the front setback plane if they are less than one-half of the total structure width at 20 feet ,' ,
:., .' in height, ;,.. `..
° • Definitions; 511.02 '" U
,.
i Profile. Utilit-t• A"sideview"of a proposed utility pipe or street showing grade,changes in
1 grade,depth or pipe and r'el•tleal curves of streets,
Structure; A"sidev'iew"of a proposed structure showing the front building wall and roof
p line,from the front building line at the setback.to the highest point of the roof,
(Needs a drawing),
ti, N
025 ,
Page 15 of27
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1. 1.y' iy y'.
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7;
4 , Section 50.06.050 Setbacks,Buffers 4,:
"4• 8. Front Setback Plane
r K a. Front Setback Plane. The front profile of a structure shall fit behind a plane
that starts at the front 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,as illustrated in Appendix 50.07 :,'"
," b. Exceptions to the front setback plane. Any individual roof form may
penetrate the front setback plane if it is less than'one-third of the total structure width at �` `
20 feet in height. Two separate and distinct roof forms,such as dormers may project into '
the front setback plane if they are less than one-half of the total structure width at 20 feet ,„"`
" in height '4
' Setbacks
t>
p
. i Objective: Current standards tend to push larger houses into smaller footprints and taller 1 :;
volumes with little flexibility to distribute the volume or"fit"it to its context. If the buildable ,.
area of a lot is expanded for one to one and one-half story structures,more flexibility is created.
Strategy FAN: Relax setbacks for single story or one and one-half story structures. . ..
u tb
Section 50.07.025 Seacks. •*y -
I. Except as otherwise provided in this section,LOC 50,16,040,50,22,010, �'`'�
50,22,025,50,22,030 or 50,22,035,the following minimum setbacks are required for
development in the It-G zone: , '
`} "' ( Setbnek location: Required Minimum Setback K .'. ,•''
• i a: Franr Yard 20feet "" .
b: Side Yard Adjacent to a Street: '..'�
20 feel on arterials and collectors, 20 feet
-I-0-feet on local streets 10 feet ,'"
le: Other Side Yards: +~ t. .
--I. Sir le•Stor;r-,S(ruatt►res 3-feet I a
—;i—�lt+iti-Story.Strttetute4+ 15 feet cumulative,5 feet n m„i sk1e eF� a d ,
in-subsea'
Structures S22 feet In height 5 feel 0,
' •. Structures>22 feet in height 4-5-feet-entu►rlfti.e.5 feet minimum width oti a side,IS feet
cumulative:except as provided in subsection 3 of this section, `'1 "
as • ... '1�,
' . 2. A projecting covered front porch may extend into the front yard setback up to 6 ...
feet. �,.
3 A multi-story structure May have a smaller side yard setback than required in
,• subsection 1(c)lii)of this section where the ground floor is setback a minimum of 5 feet and the
remainder'of Iite structurct is stepped back from the side building line by at least four feet on each '` ''
•1
:�.�. side. s,
Page lb oft"
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•t ,.. ' .;,'.r: ' 1, 4-) ' • "t • D! .t. II, iI' 4 1 ,° " 1 1. '
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4. Eaves,bay windows,chimneys and other decorative features that do not expand .` ,
=rr ti, .
• the plane of the primary exterior wall may extend into the setback areas as long as minimum fire
k
code distances are met, y
a p. i.
Strategy—R-7.5.R-10,R-15: Relax setbacks for single story structures and for multiple story _ , ,,,
accessory structures, 1 ` .i
1' , a Section 50.08.030 Setbacks,
1. a. Except as otherwise provided in this section,LOC 50.16.040,50.22.010,
50.22.025,50,22.030,or 50.22,035,the following setbacks are required for primary structures 1'v.
new-censtruet4on-in each zone: _ :„
• 1
Other Side Yard Offtei}tudi_,i Cpr''=tti;tiis
Front Side Yard Rear Yard Accessory Structures
Zone Yard Adjacent to a Primary Primary —Primary Structure Structure• Street Structure S 22 Structure Structure S 18 >2318
4
feet in height >22 feet in feet hi feet in
• ''`"• ' height height height
R-7.5 25 feet 20 feet on arterial 10 feet 5 ft.min. 10 feet 30 feet 5 feet; 10 feet,
1,! and collector 10 feet width,total side; side: 15
on local streets combined width 10 feet, feet,rear ..K
' 15 feet rear
R-10 25 feet 20 feet on arterial 1-54eeet 10 feet 15 feet 30 feet 10 fc,et, 15 feet it
.r and collector, 15 side;15 I N
,, "'• feet on local streets feet,rear
R-15 25 feet 20 feet on arterial 4-5-feet 10 feet 15 feet 30 feet 10 feet, 15 feet
and collector, 15 side;15 I
feet on local streetsfeet,rear -
b. Except-us-otherwise-pre Mled-in-this- eelienror LOC•18,20.535,the following
••4 setbacks-are-rep tired-tier-n,-egel.-zooe-rer-ati-aketiatien-that-floes not-qualIf).L£cs-new nnstruet on+
• r`
(Remove two existing tables showing setbacks,) .. n;
1..... ' above highlighted changes _
were made to illustrate which existing side yard setbacks were
x
changing(fourth column)and,to adjust the side and rear yard setbacks for accessory strictures, '
,1,. based on comments at the Planning Commission hearing that indicated that the side yard
setbacks should be no more restrictive than they are now, '
The
Changes to R-5 code section appear in Section 50.06,050(Allowable Floor Area and I,ot
'-:., ,,. Coverage Section of this Report), r
M N�
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Page 17 nf21 ,»
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tl
" Garage Openings Facing the Street 1 y
,
Objective; Reduce the visual impact of large façade openings at the front building elevation, I '�
FAN(R-6): This is not currently an issue in FAN because properties with alley access arc
required to locate garages on the alley. If an alley is not available,regulations are in place to
• r. require garages to he set back from the front elevation a minimum of 15', However,some
•,:*', members of FAN have suggested relaxing this requirement for corner lots. Suggested language
°
follows, _ • ,
Section 50.07.045 a
� .,� 2, Garages. In addition to compliance with subsection 1 of this section,a garage
' shall comply with the following requirements. ,*
a. Garages shall be accessed from an alley,if available. if a property is located on
a corner lot,garages may also be accessed from the street that abuts the side of the primary '
' dwelling whet:the following criteria are met: +
. -r •`• I The garage is located between the primary structure and the alley. •. a,`
ii. The garage is set back a minimum of 15 feet from the side street
property line,and
iii. The garage is set back a minimum of two feet from the side elevation
of the primary dwelling.
., b. For interior lots,garages shall be located so that the side of the garages facing the r
street is set back a minimum of •15 feet behind the front building line of the house(excluding a
porch). (See Appendix 50.07-B). `
c, Detached garages may be set back a minimum of 5 feet from alleys, •,,'
i N Y
"' Other Zones: .'
BACKGROUND: The Task Force struggled with this concept and ended up with the
'" recommendation to`.limit garage opening size possibly based on lot width;and/or require garage
setback from house elevation." At the January 13,2003 Planning Commission work session,the
Commishion requested to review different options available for minimizing the appearance of
;,,• garage openings. Staff has restructured this section to allow more flexibility, .'.
New Section,R-7,5,R-1O and R-15t
' 50,08.050 Garage Appearance and Location: i�
' iiii i'r2�t:'piii el tiEr-+ i i
,.` tat The following standards apply,except when at garage iS located behind the primary ;
•w structure or the garage is side-loading,as shown in Appendix , For garages located at
,,,, the rear of the primary structure or for side loading garages,the area of the garage,tip to .,
, 200 Square feet,shall be exempt from lot coverage calculations, ,.
• " b,For garages other than those described in 1)ii)above the�a1 a e shall,• '
} 2, a. 1‘12itlild itxhtlild it:" 0 c;" '6ti%t1't+t`ft1}ii '. xriiii'i iii r ' e , 6,i I )
thg . au 1 er1 "I'
s`f.'N'r;ii`,�efisi 'ltiiiui10.111'1160 /i'iliht idlhia,oAiNaliaa ill tki4ri iiirt,
0 , :r
Page 18of27 0'28
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" , ',' 3. Exceptions. Garage appearance and location standards shall not apply in the
following circumstances; %: 1
A" a. Where the average slope of a parcel exceeds 20%Pk • ; �•
b. Where the width of a parcel is less than 50 feet, ,
c. Where the garage is proposed to he set back at least 60' from the front lot
line,or
d, Where the width of the lot at the front building line is less than 30 feet.
u
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15,•y;,'t1 i0�ri ,�.1` 1�r.1d r ii+ y'l.Tyiya;i']•'1Lg1 `47!'df`".g1+;{(��0�f7Xt 1 �s11+Pl i " ''.. `+!'F8V." - ffi I y *('�yqTy�,�ffy,, {, w
1"ur.Nc.• -'ta nIttierl1iAJ:gri1T!i;lj11 'i.11>.1flr q tee 4 % i'tv1A '1 , il.�. id: ,I ....t F'.;.), I, ,
`' New Definition, Garage,Side-loading. A garage that meets the definition of a Private "'�
- Garage but is located such that the garage doors face a minimnhtof 90 degrees away from •
•
"Y,, the street(see appendix ), [Insert illustration'. +
4
• 1
Page 19$31'21 .■J■ G
s V + y 'I
•
VI ` { 'Y( • 4.,, i , .._ li. , ? d i " n :.. q..,. . 1i1• .. + " ir.i, ''"it ' aI h.♦ . . •V
1i "'I�AI J
,•0
4 Massing to Neighbors
A Objective: Break up large planes of a side elevation into smaller segments to provide visual `
relief by limiting the area of unbroken mass or screening out-of-scale side yard elevations from I
view, 1 1
i
FAN: : f
• +� Section 50.07.040 Dwelling Design.
1, Roof'Design.,,.
�f ° ^' 2, Front Porch Required,,, 4•
:g 3. Front Setback Plane,
a4
a.
x, I.
* b. ...
4. Maximum Side Yard Plane. The side elevation of a structure must be
, > ,`•; divided into smaller areas or planes to minimize the appearance of bulk when viewed from
neighboring properties or a side street. When the side elevation of a primary structure is ,'
'r ,'' more than 500 square feet in area,the elevation must be divided into distinct planes of 500 1
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 plate height or ,..
other change in nlane such as a recessed or projecting section of the structure,that projects " ;
or recedes at least two feet from the from the adjacent plane,for a length of at least 6 feet. ,
., (Maximum 500 square feet would also apply to R-5) a '"
Other Zones(R-7.5,R-10,R-15)-New Section
50.08,045, Dwellings-Design:
1, Front Setback Plane...
a. The front profile of.., .
' b. Exceptions to the front setback plane,,,
° "` 2, Side Yard Setback Elevation. The side elevation of a structure must he divided into
smaller areas or planes to minimize the appearance of balk to properties abutting the side ' '
" elevations of a primary structure, When the side elevation of a primary structure is more j', ,1
:_ than 750 square feet in area,the elevation must be divided into distinct planes of 750
/'r
square feet or less, For the purpose of this standard,areas of side-Ward wall planes that are
"
`= entirely separated from other wall planes are those that result in a change in plate height or "
_` ' •'' -'' other change in plane such ns a recessed or projecting section of the structure,that projects '
' . or recedes at least two feet from the from the adjacent plane,for a length of at least 6 feet, ti ,
A,
µ y � �rG^d.•Y.
,4 „ Page 2Oof27 030 .
p
. v / i
'Fi
I., S.•,
H»
f Tr-,
u Accessory Structures(includes detached garages,utility sheds,accessory dwellings)
. Objective: Allow for greater flexibility in constructing and siting accessory buildings,
' First Addition:
Section 50.07,045 Accessory Structures, •J
• I, In General:
a, Floor Area: An single_accessory building-structure 518'feet in hcigftt r
, shall not exceed the-greater-of 6800 sq,ft,g ar
round-fleer- ea-or the square footage of the , " . ,
1 ground floor area of the primary structure,whichever is less, An accessory building
structurc>18'feet or•-greater-in height shall not exceed 600 square feet or the square ^�'
footage of the ground floor area of the primary structure,whichever is less, "'" • ,
b. Height: The maximum height of an accessory structure shall be 24 feet,
except that no accessory structure shall be taller than the primary-dv,zelling structure.
c. Setbacks: The side and rear setbacks for an aifgle-ster', accessory ' ' '
eau-1-more +et-tall 518'in height,shall be a minimum of 5 feet. Taller Taller "
' ', . •Y. accessory structures shall meet the side yard setbacks of the primary structure. The rear "
, yard setback of an accessory structure greater than 18'in height,shall be a minimum of 10' '
meet the-setbaek-regairei is-e£'4hc primary-struetttre. Accessory structures on abutting lots may 0t a
• • not be built with common party walls,
" i, Exception:When a lot is greater than 2.5 times the minimum
y
required lot size in the zone in which it is located,an accessory structure may be larger .0 ••
than the area outlined in a.,above,subject to the maximum lot coverage,FAR and setbacks
Y}il� ti'
',' required in the zone 1iu1'�`�ild�iyflwl'181ialli�iltit►"�1I#ii.�'ptc .'dt�'tr�ctu�t�e��� its r t,ii59tt"its;
Weir ':
d, Roof: Roof pitch on an accessory structure shall either match the pitch of „
the primary structure or be a minimum pitch of 6:12. t ''
Strategy—Other Zones—New Section,
LOC 50.08.050 Accessory Structures • '
a, Floor Area: An accessory structure 518 feet in height shall not exceed 800 ` '
sq,ft, in area,or the square footage of the ground floor area of the priniary structure, •
whichever is less, An accessory structure greater than 18 feet in height shall not exceed the
greater of 600 square feet or the ground floor two of the primary structure,whichever is •
legs, t
b, Height: The maximum height of an accessory structure shall be 24 feet, ,
, except that no accessory structure shall be taller than the primary structure, ' '
c, Setbacks: The side and rear yard setbacks for an accessory structure 518
feet in height shall be a minimum of 10', The side and rear yard setbacks for an accessory
,b
Page 21 af27
y
. j
structure 18 feet in height or greater shall be a minimum of 15'. Accessory structures on r.
abutting lots may not be built with common party walls. • : .,
. i. Exception:When a lot is greater than 2.5 times the minimum required
lot sire in the zone in which it is located,an accessory structure may be larger than the area
' outlined in a. above sub ect to the maximum lot covers a FAR and setbacks re uired in
• the zone^'%i tlii$'tq11ti".btt'ithi iakiiSSastfriifti:xtl at,, i if'" �,' idiot a rt' t ss`:s 47#d`t ',
.:
rAlternative Process to Clear and Objective Standards
"; • r
Objective; Provide an alternative process for property owners to use to achieve a design that
may not be allowed by the clear and objective standards but meets the objectives of the clear and
objective standards and is compatible with the surrounding neighborhood,This section has been {
�, revised extensively since the November 25,2002 Planning Commission meeting. The criteria
have been restructured and completed and the process has been formulated.
,Article 50.72
,,;, " •;' Residential lnfill Design Review Standards,
� I. Section 50.72.005 Purpose, j ~
The purpose of this Article is tot
1_ Provide an alternative process for the review of building permits for construction
of single family detached structures and alterations of single family detached structures where
40 the clear and objective development standards of the code conflict with or prevent development ''' .+ u .'"
;"i , .,;' that may otherwise be compatible with the character of the neighborhood and surrounding
residential development.
„, A 2. Ensure that new development is consistent with the character of developmenA 1;
• + ,- envisioned for neighborhoods in Lake Oswego;
3. Ensure that new development is compatible with existing,surrounding residential '*i' ,"
•
development,
A•
' • Section 50,72,015 Applicability. •
This standard is applicable to Minor developments listed in Section 50.79,020 till
where an applicant has requested approval of un alternative design that does hot meet the clear
and objective development standards of the code but may otherwise be compatible with the r.
character of the neighborhood and surrounding residential development.
".i Section 50,72.020 Authorization and Criteria
.`i. 1. In considering an application for residential infill design review,the City Manager
shall apply the building heightjot coverage, floor area ratio,setback,front setback plane,side ,
yard setback elevation requirements,garage appearance and location and accessory structure _ .
requirements or the underlying zone,
.� 2, The City Managermay grant exceptions to the applicable requirements listed in 11. r
above if the applicant demonstrates that the proposed single family,design results in development
rr "bat is equal to or better'than development that would meet the clear and ohjective standardsto
„. .,
.2, , .
Page 2 or27
x . It A
•
.Fr
Jr)
r ` listed in 1)above,for the applicable zone. In making this determination,the City Manager shall ,
1 • ^ . consider the following: :»'It,
' a. House Size• '
- 1 `
'A,', (i.)Intent, Compatible infill is ensured through a mix of standards addressing lot dimensions and •,
maximum allowable floor areas. These standards are intended to reflect the size of building(s)that •
•
can be reasonably located and shaped to suit the scale and character of a neighborhood.The Code
' establishes that maximum allowable floor area and its location on a lot through the following •
standards: }
1 .
. i. '*i• ' • Floor area ratio • ,'
r
a • Lot coverage .,
• Setbacks
• Building height ;:-'1,
• Accessory structures • y
(ii.)Criteria, The City Manager may permit a house design to exceed or vary from the standards '
listed in a,(i)above when a more compatilile,positive relationship between the size of a proposed .,�1 r'
jk
r - house and the scale and character of a neighborhood can be demonstrated in other ways,The City ; I •
{1"'. Manager will evaluate that relationship by considerin tlg ie degree to which a proposed design offers
"` features that diminish the perceived scale and improve the perceived character of greater'size. That
review will include consideration of: I',
1• distance and visibility from street and adloining properties; i ,,
2, topography:
3, building number(more smaller versus one larger,for example); •
„s 4, building form(s),massing and orientation;and „' i
5, landscaping
b. Relationship to the Street, ,,;
go
(1,) Intent. Compatible infill is development that makes a positive contribution to the scale and
character of a neighborhood's streetscape, While this scale and character will vary from
neighborhood to neighborhood and from street to street,a positive contribution is typically one that • l
enhances the safety and experience of a pedestrian using the street, The Code establishes the
a relationship of a building's location and form relative to the street through the following standards:
• Front setback -�. i`` \
^•
• Front setback plane ' `
^ • Garage door openings
•
(ii,)Criteria, The City Manager may permit a house design to exceed or vary from the standards '
listed in b.(i.)above when a more compatible,positive relationship between a proposed design and
the scale and character of the street can be demonstrated in other ways,The City Manager will
- 0 evaluate that relationship by considering the degree to which a prop sed design offers features that ' I�
:�
03..E
Page 23 of 27 ,`
A
y �, y
•
•
e. is C - i -• '
•
k .F, �4N. A• • r • } ,.. 1-� a . . ..I}: 'a. .Yc , .,t'� •, �. , .. .. .' °. .r�
r.
enhance the perceived scale and character of the street from a pedestrian's perspective. That review
" • will include consideration of:
1. distance and visibility from street;
t?` "1•;.`, 2, prevailing patterns of front yard setback,building alignment and spacing(rhythm);
3, topography; .
4. preservation of existing trees and features of perceived value to the street;
' 5, perceived building form,proportion,massing and orientation relative to the sweet;
6, porch and/or entry location and treatment relative to the street;
7. garage distance and visibility from the street;
r k• 'A 8. perceived size and scale of garage doors from the street;
9. perceived area and scale of driveways and parking areas from the street;
10, fencing or screens;and
41. 11, landscaping,
c, Relationship to the Neighbors,
• (i,) Intent, Compatible infill does not diminish the scale,character or privacy of neighboring
houses.While the scale,character and privacy of one building relative to another will vary from
street to street,and from lot to lot,o positive contribution is typically one that adjusts the location
.; •'•''•• and perceived scale,character and views from or to a new house to svoid visual conflict with , X
•
neighbors, The Code establishes the relationship of a building's location and form relative to its T.
I.' neighbors through the following standards:
•9 / •
• • Side setback
• Side wall elevation
(ji,)Criteria. The City Manager may permit a house design to exceed or vary from the standards
listed in c,(I.)above when a more compatible,positive relationship between a house and the scale,
character and Privacy of its neighbors can be demonstrated in other ways,The City Manager will
evaluate that relationship by considering the degree to which_a proposed design offers features that °' y
• enhance perceived scale,character and privacy relative to adjoining properties. That review will •"
include consideration of:• '
•
• � '" 1. distance and visibility from adioining properties;
. ' 2. preservation of existing trees and features of perceived value to adjoining properties;
3, topography; ,
4, perceived building height,form,proportion,massing and orientation relative to adjoining • a -r•
properties;
5, treatment of elevations exposed to adioining properties; ,
6, perceived sight lines to and from windows,decks and outdoor living spaces;
•"• 7. ,fencing or screening;and
.° • 8. . landscaping,
3. When applying the criteria for compatibility of house site,relationship to the street,and
relationship to neighbors as set forth.in section 2 above,the Ciiv Manager shall consider the pattern , - •�,
•t , .
is .
Page 24or27
n
1• `
1 J1 ° °a.
_ ,w t ., ��� , ,mow. �1, .' ! !r t , " N ,--.`_, r, } • y. µ
•
and character of development of all lots within 200 feet of the subject site. The City Manager shall Yi
{. also consider any neighborhood design objectives or guidelines for residential development that have •
' been adopted by the local neighborhood association.
• +• • Article 50.79
Types of Development and Review Criteria for Each Type of Development
, .• x , .
Section 50.79.010 Ministerial Development Classification -4.-: 1 .'
1 t - , 2. Ministerial developments include
• ,, .
a a. Exterior modification of single family detached dwellings, duplexes or zero lot
a�' line dwellings or modification of an accessory dwelling in the DD zone except for
modifications that are processed through the Residential Inffll Design Review process
(LOC 50.72). :
b, Construction or exterior modification of a detached single family dwelling,duplex,zero
' lot line dwelling or a structure accessory to such structures which:
° I. Is not processed through the Residential Infill Design Review process(LOC
.: 50.72).
� Section 50.79.020 Minor Development Classification .
2, Minor Development includes: +
n, Single family attached dwellings when processed through the Residential m u ll
',.i..,'''. Design Review process(LOC 50.72).
Article 50.81
Review of Minor Development Applications ,
_ 'or
Section 50,81,010 Notice of Minor Development Application 4';
1• Except as set forth in Section 3 below,prior to making a final decision on a minor development ,:
e• t.: 4,' permit application,the City Manager shall provide written notice..., �,
A i .
3. For development processed through the Residential Tnffll Design Review process •
• (LOC 50,72),the City Manager shall provide written notice of a preliminary decision to .r•:
x ` owners of property within 100 feet of the entire contiguous site for which the application is '`"
i
made. The list shall be compiled from the most recent property tax assessment roll, In
¢ �'' addition to the notice requirements of Section 50,81,010(2,),the notice of the preliminary .: •''-
decision shall include items numbered 1,through 4,in Section 50,81,020 and shall state that ." r"' '
} if no written comments are received within the 14-day Comment period,the decision will
,; become final, The notice shall also describe the appeal process following finalization of the r Y` '�,
a t+ • " : decision, Notice shall also be sent to parties identified in sections(le)fa.)amid(1,)(b.)of
,
•, " LOC 50.81,010, ; ' '
•
'fit
Section 80,81,015 Filial Decision
I• °, 035
•
l w"
Page 2i of 27
•
_. - ,fir ., ".. -n .».. • fr .. t.. `i 'i . .... . ..." '� .,hr A"
r^' r q t. „ .
J
u t?
i'
Renumber the existing section as(1.)and add a new section as set forth below;
r a .
2. For development processed through the Residential Infill Design Review Process `!
(LOC 50.72),The City Manager's preliminarV decision will become final if no written ,;
comments are received within the 14-day comment period. In such cases,no additional rH'
notice of a final decision will be required. If written comments are received within the 14-
daV comment period,the City Manager shall then make a Final Decision and provide
Tx " notice in accordance with Sections 50.81.015 and 50.81.020. 4
:,"
1,c s, Ministerial(clear&objective),Non-Discretionary Review. r` t
The purpose of these changes is to provide additional flexibility to property owners with large lots,
through the use of clear and objective standards, The lnfill Task Force concluded that this is a way to -
" ".,F provide flexibility with height,setback plane,and front yard setbacks when dwellings can he placed 1'.'
• A further from property lines so that bulk is visually minimized, Because standards are clear and
objective,no special process is required—Staff can conduct the review"over the counter," The list of ;".''' ,'
.• , , changes could be expanded or reduce over time,depending on what aspects of development the
community feels are important to provide flexibility, This section should be cross-referenced to each •
zone,
Article 50.22 Exceptions to Site Development Standards; Lot Dimension,Lot Area,Setback,
'' .•{' Building Height,Maximum Side Yard Plane,Front Yard Plane,Garage Location,Minimum
Roof Pitch;Lot Coverage,Floor Area Ratio and Special Determinations; Yards of Corner '-
Lots.
Section 50.22.105 General Exceptions to Single-Family Dwelling Standards
1. Maximum Side Yard Plane. The maximum side yard plane,where specified in a zone,
may be increased by 10%on a side for every additional five feet of side Yard setback provided a •„
beyond the minimum required by the zone,on the side property line. •
7.: x r
Single Family Dwelling Height, Building height may he increased by one foot for every •
five additional feet in setback on all sides,beyond the minimum code standards for the zone,
3, Minimum Roof Pitch,.When a minimum roof pitch,either in conjunction with a front '
" setback plane or in general.Is specified in a residential zone,it mar he reduced by 1;12 for
�' every additional five feet of front Yard setback provided beyond the minimum required by the
zone.
"
4, Garage Appearattec anti Location, When garage appearance and location
standards are specified in a residential zone,standards shall not apply hi the following • .
circumstancest
a, Where the average slope of a parcel exceeds 20%oi 0
M
Page 26 or27 036
4,
Y _ ''+• t t p r t
! " r ll
' a.
" t.
r7.
b. Where the width of a parcel is less than 50 feet,
c. Where the garage is proposed to be set back at least 60'from the front lot
line,or
d. Where the width of the lot at the front building line is less than 30 feet.
5. Lot
��{{C; overa e• ,�.• •
° figi 1A a, `� l iki:-"V.'
r l�f .•. F.' tight U)to 2001 ;'"`" ft •11R3b`�dil;}snuare feet of '
5 ,, ,
the ground floor area of a detached garage f `a''lies tt k1e`+may be exempt from lot
coverage calculations,provided an approved method ofstorm drainage is available for the ``
site. Habitable areas of detached accessory structures that would normally be counted as
floor area mar be exam t from floor area calculations up to a maximum of 200 tiitKid
iii43.;,j 1t 9 uare feet L r {�tC _ r d V ,.
.! ,T'' �{�..,it 9; 9`*t t ., ga 1'�1.1d u L h4t1Y r�l�lli S t 4._)J"r.'aU: , oL.`�1l (ft'J •`t.r.r,Y 3 CEI .^d'MT`11D1 ti
a .Y" t" ,. ,r • •L ,71?W r _ . , c i , N�ci'r 1 1♦��(fl' 'SFi'(lrrhy? r
r L a: I I.ifi,�ldq,ib; A :i 1,• 18,Orli t bF r ys } ,�,
�1' .� 1 't �..� ! �. '�.A'�L-L.,�r� - S:�.CL,LP 1r1:. L � W,��:����.,n' y '
i i i ..A. 9 .,. ; 1. t ,fit P,11 'rig �j y F, A rg,F"Fi r r 4 f A 1T1, p 0# ,,,,YY. a t
r " � il'L7•'..a;b "kc-,'p''' t!°�ijn`ll u'r,i'1f i�ra's;`1'tt1 :17.114. •a T,,' ' t �,
Read for the first time by title only and enacted at the regular meeting of the City Council of the
1City of Luke Oswego held on the day of ,2003.
" AYES: •
NOES: e.
ABSTAIN:
EXCUSED:
.n
ri
Judie kItunmerstad!Mayor
5• ¢ • ,
l f j
Dated:
• ,„ • ATTEST:
a • Robyn Christie,City Recorder
• a ", APPROVED AS TO FORM: 1
aN i
„! . ,y
..David U,Powell
David
City Attorney
1
Page 2?or 27
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12 January 2003
Jane Heisler,Project Planner - .
j.
1, •'
City of Lake Oswego Planning Department • • •
380•
A Avenue,
•
„ w Lake Oswego,Oregon 97034
Subject: LU 02-0018 Community Development Code Changes
Regarding Single Family Infill Second Supplemental Staff Report
' Dear Ms.Heisler: .• i-,
! Thank you for providing a copy of the above report. Regarding y
information provided on Exhibit E-2 Flag Lot Height Options
(Continued),there are some corrections,which need to be made. The
corrected page is included for your use. We have recently researched
4 the microfilm file at the Building Department for the two existing
structures shown on E-2. Although there are no plans,which precisely
' '•' indicate the height of these structures,the approximate heights are .`� °'
included on the exhibit,
1. '
' t, Approval of Options 3 or 4 by the Planning Commission particularly if
r' the height is averaged with zone maximum would go a long way toward
' reducing the height inequality embodied in the existing Flag Lot T
y�,, Ordinance. Staff should be commended for these recommended ti..
changes. I have just one suggestion to add to Option 3 or 4 and that
pertains to flag lot land which is also zoned a Resource Conservation �"
•
(RC)overlay designation. This zoning already permits Density ;
Transfer(See Section 50.16.045)and subject to environmental review, ,, }
• 4 variation in lot dimensional standards,(building setback. lot dimension, ,
size,width and depth) (see Section 50.16.040). Where this resource -
appears,these provisions allow for horizontal flexibility in planning for 4.,
a- a particular site.
In keeping with this precedent, but allowing for expansion in a vertical ' .`.•
(. •"',- manner,1 would suggest that the City adopt an amendment to the Flag .4 '•�
Lot Ordinance with the following language"Where a delineated RC
K' area overlays a flag lot,then the height permitted by the underlying
zoning controls the maximum allowable height for a single family house a'
on that flag lot," Addition of this language would provide much needed "
a vertical planning to complement the horizontal flexibility, With regard 4w
''• ""' 039 '�r EXHIBIT� �G•1 ",
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to compatibility with neighboring properties already buffered and ' '
screened by an existing tree grove which is substantially taller than any
1 V i+t
house that might be constructed to the maximum allowable building +' ' .
height. Also it is important to point out that at least 50% of the 1
1' . ' , delineated RC area must be retained in perpetuity and less impervious
surfaces resulting in less runoff and more trees will be saved outside of
s�'1 the delineated area,desirable features in any Lake Oswego
neigborhood: • '
Two other questions remain. I'm not sure how the infill standards ,'"
', „'; apply to corner lots(see the accompanying site plan. I've looked in the k a
staff report and have not found any corner lots used as infill examples.
,, • Perhaps you could direct me to a source. We are planning on mirror
images of attached plans 2358 for Parcel 2 and 2359 for Parcel 3.
ti Regarding garages,I am not sure if three abreast garages would be + '
;, a allowed under either plan if placed at the locations indicated by X's on
• the site plan map. Please advise. • . •
=•
I would appreciate your forwarding this material to the Planning
Commissioners for consideration at their January 13th workshop. ,,,
i* ° ,.-
Tank you:
•
1 .
Very truly yours, '
Jim Hinzdel i'
1250 West Street
� Lake Oswego,Oregon 97034
(503)636-4267 `
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F .1 ' Flag Lot Height Options(continued) �
Exhibit E 2 •
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Y yA L r : „ ••
f y,"ja '. Proposed Flag
Height", t=16' 1=16'
?i4'� t
a '• P-S' 2=22' 2=22'
3=34,175 3:33S�
-;';:,. 4=N/A 4=N/A
t ,# 'ir,�t`'Y,e rigr t e t1 14'44'r^f','4i�+H�s'. a/ ;5 —...Proposed Street ....,». :,. t' ,'4 y
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Height=38" c
9 t •` ty i• T1 i W
y.' °rill(� a :-84,I
(this struct
1 `' height only used in Option 4)
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1-ieight if _
Height of Flag With; Calculated Height Ave,with Zone Maximum 1
Optiort i;(Current Method) .24" f 4 .33
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Option 2;(Ave,or 22,' whichever is taller) Taller of24'or 22' 29,5'
Option 3;(Ave,at the tittle of building permit) .24&'35 3 '3S'
Option 4(Ave,of existing abutting project site) 36' 3 yr S
Projects/10 02-10lRtpinnning commisiott/llag lot grnphic,dnc
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Name (Please Print)
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CITIZEN INPUT
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+ Name(Please Print)
A
/73VB e� ee/ �.a 970.35 )699-766i 4,
Address(Include Zip Code) Phone No. „ •
Proponent �v Opponent
;' Date 1/13 63 Neither For Nor Against❑
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Y Cherra Say Ilrandretln*17348 3Bry,ant Rd.*Lithe Oswego*Oregon `
07035(508)000•76Al1 '
Jane Ileisler
:`, 380 AAveerae
�, PO Box 301i JAN 17 2003
. 003)085.0200 befit.of ttitannlnn&bovelopm,nt
." January I4,2003
•
RE: New height oa elivaunecs on flag lots. •
.3
Dear.lane,
Y l I attended the work session last night with the Planning Commission.I
x'''. n planned had plann to give testimony,but due to the last minute changes I was •• ,
. , unable to make my cs►ininaents. I would like to address a couple off issues
' raised hi regard to the current flag lot height restrictions. There were
,,.•
several suggestions made by the Phunning Commission and the one that
> was most agreeable and seemed to be the least oompliea thed was that made
"a : by chairman Vizzini,which essentially set the height at the maximum
•,,•:.1 •, height allowed in the zoning code or ordinance. When the discussion for
` flag lot heights had been addressed,and the comments were consistent
with the report,I left since I was unable to give testimony. however,I was
told that later in the evening some of the focus had changed from solving
the height restrictions as outlined in the Supplemental Planning V A»
`k., Commission Report to focusing on maintaining the current ertleulation
• y ' with the addition of removing the existing house on the flag lot property ; •
•from the calculation as well as the"vacant lots"created hi the partition '
process so that the only properties that would be in tine calculation would ''"••
be all abutting properties,unless tine properties were vacant in which ease
•' the height calculated would be the maximum height allowed. This means a•'
' of calculation on flag lot heights would actually do more harm than good,
and I feel that the last thing that needs to occur hi calculating heights is to
-.• i make the process more complicated and bureaucratic. . , /..
- I amin the application process for a partition plat for n d "ay property located '•.
r 3 °y at 17$4 Bryant Il,el,in Lake Grove. I am surrounded by 2 and 11/2 story
homes,but two ranch style houses that abut my proposed flag lots are '"j 'r•
dragging "the heights,and one ofthosc houses!property line meets at
049 8XHIBIT G.3,H
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the corner of my property lilac. I feel that the height restriction needs to .t
be addressed in a snore even handed way so that if the heights of all the
abutting properties are calculated and a minimum height is not achieved I>
than it should at least default to a reasonable height as is outlined on page Y' "
• �w •10 under the heading"Other Height Issues:•Flag Lots"in which the
language calls 22 feet a reasonable"default"height.
I plan In attend the next meeting set for February 10 so that I can give
testimony at dust time. ' ',
`hank you,
1f
Cherra lirandreth
" y -.
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e ✓ '' I +/�— r�\' CITY OF LAKE OS EGO 'I
,•t 1.,
• \ 1 :~ PLANNING COMMISSION ' , '1
• r .',,'. ►-- . i'. SUPPLEMENTAL STAFF REPORT i.• l
TO: Lake Oswego Planning Commission • t "• 1:,P
,
' ♦y, 3
1 ,a . FROM: Susan Milihauser,Assistant Planner 3
p ii
Y . . ,. .r
DATE: Janu.:Ly 31, 2003
,.,SUBJECT: Housekeeping Ordinance, M-56(LU 02-0051), Public Hearing; February 10,2003 ;,
of
,, On February 10, 2003,the Planning Commission will reopen the public hearing to
t ;
consider Community Development Code(CDC)text amendments to portions of LOC
Article 50 and LOC Article 45 for the purpose of clarifying, correcting, and updating. '
These"housekeeping"updates to the CDC are generally non-controversial •t. a amendments intended to reflect current planning practices and interpretations. Several • '
•
portions of the Community Development Code and LOC 45.15,020 and ,025 have been
identified to be incorrect, incomplete, or unclear. The proposed text amendments will „
clarify these standards, Other standards that were inadvertently omitted and subject to (
staff interpretation will be corrected,
Since the distribution of Ordinance 2338(6th draft)and the accompanying staff report
` -): (dated November 14,2002) prior to the November 25,2002 Planning Commission
hearing, the following items have been updated: .
• Section 3 and 4, The definitions and Appendix 50,02-A related to determination
of lot depth methodology and rear lot line have been revised to more clearly
' reflect the methodology used, With respect to the definitions of"lot depth"and
' ; "' "rear lot line"in LOC 50,02,005,the method of determining each was inconsistent
with the manner Intended, by the creation of a hypothetical 10-foot rear lot line,
" and side lot lines which were, by their function,actually rear lot lines, ''•: i
• Section 9, Portions of the proposed lighting standards section have been "
updated to reflect current City practice regarding the mounting height of light r
fixtures, n_.
The Planning Commission packet Includes the following information: • 4
F-2 Ordinance 2338,draft dated January 22, 200;,
1
LU 02.0051 Page 1 01/31/03
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3 ORDINANCE NO.2338
AN ANCE OF THE CITY OF LAKE OSWEGO AMENDING THE COMMUNITY
DEVELOPMENT CODE, LOC ARTICLE 50, RELATING TO VARIOUS SECTIONS, z
AND LOC 45.15.020 AND 45,15.025(RELATING TO FENCES),FOR THE PURPOSE OF
CLARIFICATION,CORRECTION,AND UPDATING.
_,* Whereas, with respect to LOC 45,15,020 and .025, the Old Town Building Design Standards in
•,• LOC 50.66,030(1)establish fence height and material standards when a fence is erected as part of a
development;and the fence standards should also apply when a fence is erected without it being a
-; .'• part of a development within the Old Town neighborhood;and new stone fences were intended to a
be permitted on property,even if there was not an existing stone fence elsewhere on the property;
r.y u,
Whereas,with respect to the definitions of"lot depth"and"rear lot line'' in LOC 50.02,005,the
method of determining each was inconsistent with the manner intended, by the creation ofa :t
hypothetical 10-foot rear lot line,and side lot lines which were,by their function,actually rear lot • •
lines; i_
Whereas,with respect to LOC 50,14.010,the temporary use section is ambiguous,its applicability "y
is uncertain in some instances,and the standard for review is conflicting; ``
Whereas, with respect to LOC 50.20,015 and 50.22,005, there are instances when existing
" structures are on large parcels,which would otherwise qualify for partition or subdivision, but for '
the effect of the partition or subdivision would be to create a non-compliance with a lot area or ;'
dimension,even though no actual change or relocation of the existing structure would occur.and a z ••
means is necessary to approve adjustments to those regulations if the impact would not hate a ', ,�•`
significant negative impact on the neighborhood or the adjacent properties;
Whereas; with respect to LOC 50,45,005, major public facilities and minor public facilities m.+t •
involve construction or modification of buildings; and such buildings are similar to commero.i; .
industrial, or institutional buildings and should be subject to the same requirements for build'''. ,'
design review;and there is uncertainty whether major public facilities and minor public facilitie4,a4 '
now subject to the requirements of LOC chapter 50,45, and the City Council wishes to expre.... �`'•
' resolve such uncertainty;and
Whereas,with respect to LOC 50,63.010,parking lot lighting standards were inadvertently ont+tt:; ..
front the Street (Pathway, Parking Lots) Lights Development Standard; and by interpretation tliL•
, Planning Division has applied the lighting standards applicable to residential streets to parking Into
and the City Council wishes to expressly adopted lighting standards for parking lots; and thy ,4
lighting poles arc generally fiberglass now and the fiberglass poles arc now desired by the City; , .
. 4 f
Now,thcrefore,.the City of Lake Oswego ordains as follows:•
i ' .'
The Lake Oswego Code is hereby amended by deleting the text shown by str-iltout and adding p '
the new text shown in underline.
EXHIBIT F.2 J 1
Ordinance No.2338-Jativary 22,2003 draft
Page I of 13 r •
1
` 1 4; . ... .. ' ••1
r'• '
1..i
r 1. 45.15.020. Location and Height
' •
I, Fences and walls in residential zones shall not exceed four feet in height when located
I : . within ten feet of a property line abutting a public or private street or an access easement which II
serves more than two lots. This restriction shall not apply to properties which abut an access 1�
A`
casement but which do not have a legal right to use the easement, The maximum height of a i '
fence or wall located more than ten feet from a property line abutting a public or private street or
an access easement that serves more than two lots shall not exceed six feet. The maximum
height of a fence or wall located at a property line abutting an access easement which serves two
or fewer lots shall not exceed six feet,except within ten feet of a property line abutting a public
or private street,the maximum height shall not exceed four feet. Notwithstanding any provisions
of this section to the contrary, in the Old Town Neighborhood the maximum height of fencing
within the front yard setback shall be 4 feet, +
4.4 a, For purposes of determining fence height under this subsection, alleys are not
considered as public streets, Fence height along alleys shall not exceed six feet, ,
2, Gates in a fence or wall located within ten feet of a property line abutting a public or :,• ,°
private street or an access easement shall not exceed six feet in height,
3. Portals located within ten feet of a property line abutting a public or private street or an
access easement shall not exceed eight feet in height.
4. Fences and walls in commercial and industrial zones shall not exceed eight feet in height.
.. .L n• 4
A fence or wall over six feet height shall be screened by an evergreen hedge which shall be of a
4 size and spacing so as to provide a six-foot high, dense screen within three years of the date of
planningplanting. (Any fence over six feet in height requires a building permit,
5, Fences, walls, gates, and portals shall comply with the provisions of LOC 48,20.530
(Vision Clearance).
, -. •'• .' 6, Every body of water,as defined in LOC 45.15,015,shall have a barrier as required by the
State of Oregon One and Two Family Dwelling Specialty Code.. `•°
7, Fence Located On Top Of Or Near Retaining Walls
a. The height of a fence located on top of a retaining wall shall be measured upward
from the finished ground level on the higher side-•where 'fig
. ti
b. The combined height of a retaining wall and fence,where the fence is located either
on top of or within five feet of the retaining wall on the upslope side,shall not exceed 8 feet,as
measured from the lower side of the retaining wall
c, No fence shall be located either on ton of or within five feet of the retaining wall on -h
I the upslope side when either the retaining wall or the fence is located within 10 feet of a public
or private street or an access easement which serves more than two lots,
8, Berms, when used in conjunction with fences or walls, shall be included in height
,,, .. • determinations,
9. Exceptions from Height Limitations, The height limitations of'this section do not apply
tol
, •:' a, fences which either provide security or are accessory or incidental to the use of a
major public facility.tninorpublic facility,or public transportation facilities:or
b, an open(80 percent open)fence which is not located in the front yard(forward of the
• 4 pr'tnary structure to the front lot line)and which enelesing-encloses part or all of a tennis court, `
y" swimming pool,playing field,park,recreation facility,public or semi-public utility structure.
Ordinance No,238 January 22,2003 draft
Page 2 of 13 i
•
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,
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•t. '' __ Such fence height exempted under the above subsections shall not exceed ten feet: .
L 2. 45.15.02S Materials;Standards for Construction
1. The unfinished or structural side of a fence shall face the owner's property unless written
consent has been obtained from all abutting property owners to face the unfinished or structural 1
"• side of the fence in another direction. '
!, :?„ 2, Fences shall not be constructed of, or contain, any material which will do bodily harm, ;�
such as electric or barbed wire, broken glass, spikes, or any other hazardous or dangerous
:' " ' material,except as follows:
a, Barbed wire or electrified fences enclosing permitted livestock are permitted provided . 4
• • • the barbed wire and electrified fences shall be posted and flagged at not less than 15 foot
intervals with clearly visible warnings of hazard.
a • b. Barbed wire or upturned barbed salvage is permitted more than six feet above grade
» " '+ in GC and Industrial Zones provided that barbed wire shall not extend over a public or private ,, ,� ,j:
street, alley, fire lane, or the property boundary of a property zoned residential, When used , `, :.,
i t ?: a ,•,r, along a public or private street,the fence shall be screened from the street by an evergreen hedge
which shall be of a size and spacing so as to provide a six-foot high, dense screen within three
t
I. years of the planting date,
r' 3, The enclosure surrounding a body of water as defined 45.15,015 shall be of a material ;c°,
type and constructed such that no openings,holes or gaps exist which are larger than four inches
n in any dimension except for doors or gates. •
a. All gates or doors openings shall be equipped with an automatic closing and .,1;.`
± automatic latching device combined with a lock which must be locked when the facility is not in
„,,; use. Doors of any occupied dwelling forming part of the enclosure need not be provided with the
automatic locking and latching devices,
4. Within the Old Town Neighborhood, and similar to the standards of fences for new
a development in LOC 50.66,030(1) mg: . •i ,
%� ' a. Except for stone fences as authorized by subsection 4(c below, fenetncluded in
r , •
the front yard shall be used in an ornamental or symbolic way,rather than as a visual barrier. 1
b. Metal chain link fencing is prohibited within the front yard setback, 4i
- c. Construction of new stone fences or maintenance of existing stone fences are
encouraged, • i
o
3. Section S0,02.005 Definitions
The following definitions contained within LOC 50,02,005 are added or revised as shown; all {
other definitions remain as now existing,
"ft.
a, Lot Depth; The horizontal distance from the midpoint of the front lot line to '
the midpoint of the rear lot line except for a flag lot,which shall be measured ',..
from the midpoint at the front line of the flag area, In the case of a triangular "
t.. a lot,the lot depth is the horizontal distance from the midpoint of the front lot
i line to the furthest most intersection •
of the side lot lines. in the Case of a
a . .
."1 through lot, the lot depth is the horizontal distance from the midpoint of oliq
front lot line to the other front lot line, See Appendix 50,02-A, •
' k Ordinance No,2338-January 22,2003 draft
Page 3 of 13 • ,
•
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M b. Lot Line, Rear, A lot line which is opposite an -mess-flistant-frent-the front lot
1
line_;and in-the case of an irregular;A triangular er e4het-shapeft-lot and a-tine
ten-feet-in-length wii-.T thn et-parallel-t e
`^6 ,`" €rant-let-line. In the-use-et-a through lot there-is-have no rear lot line; ;the r '
frontage on each street of a through lot is a front lot line. For other irregularly
i ` shaped lots,the rear lot line is all lot lines that are most nearly opposite the front
_ lot line, See Appendix 50.02-A.
4. Appendix 50.02-A--
;t The attached Exhibit A to this Ordinance shall be designated as Appendix 50,02-A and shall be
1 added to LOC Article 50,02 ,
5. Section 50.14.010 Temporary Structures,Uses.
Temporary structures and uses are permitted only as follows:
r ,
1, In any zone: , ,
a, Temporary structures and use of recreational vehicles for temporary shelter for relief
' ''v . of victims of a disaster or emergency; "
b, One temporary construction office not to exceed 1,000 square feet located on the
construction site.This use does not include real estate sales or promotion,; d' i
c, Temporary c'"vsz,etures-structures in conjunction with installation or maintenance of A
utilities. ,'
d. Upon property for which the primary existing use is other than residential, : r:
' T-emperarytemporary uses and non-substantial structures" for public or non-profit education,
fund-raising, weekend fair, athletic events or jamborees/tournaments, artistic, musical/concert
performances, or other similar pregrann-uses. subject to obtaining a Special Event Permit
pursuant to LOC 20,06,500.Such use shall not exceed 47200 uare-n.�.-reinai�=-ine , •
x.. 48-15 days unless approval is granted by the Cesr'imi sionCity Manager. upon a determination '. '
; that the public interest is not adversely affected and that the impact upon the surrounding
neighborhood is minimal, In no event shall the use exceed 30 days, "Meek^~ fair" type-ef ,.
''
1 I,,,, «.t ,I, , r
events-^^cumin twee~-a-Pritim-rand-ern-i�em-+vilewlltg-Monday-art'-E.`3iempt from square-feat
restrietiens: Any weekend fair shall occurring between Friday and the following Monday,
. ; , provided the number shall not exceed one in any calendar quarter, Examples of weekend fairs
° include Festival of the Arts and classic car shows, All produce and debris will be removed ut the
end of the business day, Temporary security facilities for the weekend fait, inclu-ling overnight •r`4 '' •,
, • security by the occupancy of a caretaker or security personnel in trailers or recreational vehicles,
ispermitted, �` ' t.
2, In commercial and industrial zones;
,r t� a, A tent,trailer or other portable structure for sales, promotional or educational events;
such usen Seasonald two
sales tiweeks
detailed below:
ead a total If 14 days In any six month period, '
e ' r
,1'• r i, Christmas tree sales from November 26 to December 31,
if, Outdoor restaurant uses in conjunction with an existing Indoor year-round „
restaurant,No additional parking is required for the outdoor use,
' ill, "Pushcart" vendors in the EC and GC zones, Food vendors will have all required
Health Department licenses and certificates.Such uses limited to food and flowers, '
,,, •
Ordinance No,2338 January 22,2003 draft
• .,' Page 4 of 13
•
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iv. "Saturday Market"type sales of produce from temporary sales shelters(including
�, •• ': vehicles) from 8;00 a.m. to 4;00 p.m. on Saturdays and 1:00 p.m, to 5;00 p.m. on Sundays , •
subject to obtaining a Special Event Permit pursuant to LOC 20.06.500. The type of products '; , ,�;'
j sold may include additional products,such as art,crafts,and food for consumption at the Market,
a so long as such non-produce sales are secondary to the Market's sale of produce. Such Market
sales may locate in only one location each in the East End and West End Commercial Districts
and Lake Grove Industrial Park District and shall have sufficient parking on-site or shall arrange
to utilize the parking areas of an adjacent business which does not normally operate on
` weekends. All produce,and debris will be removed at the end of the business day,
v. In the GC and EC zones, one sidewalk sale/parking lot sale, not to exceed 5
consecutive days during each calendar quarter when located in area abutting the seller's +": •',q
• 9. . permanent business,
vi, Fairs, carnivals, and other similar major public gatherings, and non•substantial .,
structures*for uses related thereto,not to exceed 15 consecutive days and not to exceed twice in ;.-
' w. any 12-month period, and subject to obtaining a Special Event Permit pursuant to LOC
20,06.500. Temporary security facilities for the fair, carnival, or other major public gathering,
including overnight security by the o-cupanev of a caretaker or security personnel in trailers or
recreational vehicles,is permitted. ,' `
ti
All preduee, shelters and-debris-v,411•-be-retrieved-at-the-grad-ef-tbe-busin..ss-day—Business
"• `' licenses arc required for all the above temporary commercial activities.
3.In residential zones;
' '" a. Overnight use of tent or similar structure,but not a trailer or recreational vehicle, for '1 `•,
family use within the rear yard of a dwelling.
b, The showing of model or"showcase"homes,and non-substantial structures* for uses .n
related thereto, within a subdivision for a fee is allowed for a period not to ext,eed one month,
I subject to obtaining a Special Event Permit pursuant to LOC 20,06.500, Onil one showing is . '+
+, allowed per phase of a subdivision, a
a' '
*Examples of non-substantial structures include: tents or three-sided booths, stages, and y
N;
removable decks, secured to the ground by no more than stakes or pins, and that can be easily ,
1 '„ disassembled and removed from the site without significant damage to the site,
t 6, Section 50.20.015 Exceptions, i d
•
-11--For land divisions, the reviewing authority may allow exceptions to this Article without
g � : ;
the need to obtain a formal variance pursuant to Article 50,68, in one or more of the followin� ' '
circumstances ,
I.—a, Landscaping required by LOC 50,20,035(1) as separation between driveways, which
would not result in screening or buffering as intended due to topography, lot configuration, or
n "{
y w. Y existing natural resources which would be preserved,may be modified or may not be required; +, , . W
•. .....•
y 2.--b: Setback adjustments of up to 2 feet which are necessary to site a dwelling in ,
, M ~ compliance with this Article, or will result in additional separation from existing dwellings on `,"
;•; .� surrounding lots, may be permitted; Il, as a result of a partition,the resultina lot and existing , ;'
dwellink would still,after a 2-foot setback adjustment,not comply with:
a,- (I) If dwelling would he on flag lot-- setbacks, lot coverage,or building
• d '': ' 411) height .requirements of the flag lot, an adjustment of up to. 15% may be allowed, upon
Ordinance No,2338 January 22,2003 draft • .
' ,'' ' Page 5of13
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ea
0 compliance with LOC 50.22.005(1), to reduce the required setbacks, or increase the maximum ',a '� a »,'
building height or percentage of lot coverage, depth, .y
••"' fH -•,' b.— (2) If dwelling would he on non-flag lot lot area, lot width,lot de p ,or s •, ` lot frontage requirements, an adjustment of up to 15% may be allowed, upon compliance with '"" ,
•a.".:`; LOC 50.22.005(1), to reduce the required setbacks,lot area, lot width, or lot depth,or increase a; • i
the maximum lot coverage,
to the extent necessary for the lot and existing dwelling to then be in conformance with the
adjustment.
3—e- Minimum driveway widths of 12 feet required by LOC 50,20,020(3)may be reduced, s;
i N : •.ti , when approved by the City of Lake Oswego Fire Marshall•,
s
,, ,,. 7. Section 50.22.005 General Exception to Lot Area and Dimension Requirements.
:! Oi I,
• f1.4- If aproposed partition or subdivision would result in any existing structure becoming .r
' p 'r non-complying with any regulation of this Code, the proposed partition or subdivision may be .,; ..
approved if the standard causing the non-compliance is adjusted under this section, Following ''.,
the adjustment, the structure is thereafter in compliance with the adjusted standard, An
'I ., adjustment is only allowed if it does not exceed a 15% deviation from the standard being
adjusted,and complies with the following criteria:
w, .y Att.- After taking into consideration any proposed mitigation efforts, the adjustment .,' ,
will not have a significant negative impact on the neighborhood and adjacent properties,in terms n,"
a "u �*. of: (1). scale
." (2), noise ,
(3). parking
(4), loss of privacy - .• ;
(5), buffers from existing properties _. ,,,' 4..
f , ; (6), neighborhood character " F,
..... Bb.If more than one adiusttnent is requested, the cumulative effect of the adjustments ''u
will not cumulatively have a significant negative impact oh the neighborhood and adjacent
.1. ' properties in terms of the criteria listed in Subsection A above, s
: Ge. City-designated historic resources are preserved in accordance with LOC Article
l • .n
58, i .
fld,Anv impacts resulting from the adjustment are mitigated to the extent practicable, ..4;, „.
lie,If in an RC or RP district,the partition or subdivision shall comply with LOC 50.16. ;
—42.1-•-- A lot which does not comply with the minimum lot area or dimensional
requirements required by this Code at the time of application for development may be occupied i "•,
by a permitted use in the zone in which the lot is located, Any proposed Use of the lot must ".
•r� comply with all other applicable code provisions, Including but not limited to setbacks, height a
limits, and lot coverage requirements, The lot lines of a lot which does not comply with the +
minimum lot area or dimensional requirements or this Code at the time of application may be k
adjusted as long as the adjustment does not increase the degree of noncompliance, '
.,. t
ti. Section 50.45,00S Applicability,
_ this standard is applicable to development involving a structure for commercial, industrial, , b ,;
iinstitutional,maiot'public facility,minor public facilityunultl-faintly residential,attached single` " .,4;,
Ordinance No,2338• January 22.2003 than , Jet i
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;� family (three or more units) residential development, and to all minor development within the
". DD Zone. This standard is also applicable to exterior modifications of a structure which does
not qualify as a ministerial development pursuant to LOC 50,79.010(2)(c), '
9. Section 50.63.010 Standards for Approval. '',
A
u A 1, Residential Streets
' ...
a, Equipment Standards ., '•
:^
i, The type of luminaire to be used shall be approved by the City
Manager.
ii, The luminaire shall have a protective finish.
iii. The lamp post may be weedfiberzlass,anodized aluminum or ^ j
other materials as approved by the City Manager. ;
K
:. b. Lighting Standards ,
i. The maintained level of illumination on all public and private
streets shall be between 0.15 average footcandles and 0.40 average •
footcandles(measure on the street),
.
. ii, The uniformity of illumination ratio shall be bet en-a minimum
"k ;, ' of
4;0-1 and-1-0:1-, S,
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iii, Cut-off light distribution luminaires will be utilized, k K.•
i •
a•
• • 2, Arterial and Collector Streets
:.. Street lighting standards for arterial,and collectors shall be determined by the City • ':
"; Manager,who may require an independent engineering study to determine the appropriate
R h lighting system,
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l
3. Public Pathways and Accessways•
"' low level lighting of less than 0,3 average footcandles,and with a maximum
uniformityof illuminating not to exceed 20:1,shall be required unless the applicant can .1
ratioq pp �,:,
show that no night use of such facilities is planned,
4. Open-Air Parking Lots
r
a: .General Provisions 1,1 "
I, For multi-level narking facilities,the roof level shall be considered . '
X ,° Oil open-air parking Iot,
,.�.+ r .,• ,a.
o r Ordinance No.2335_ January 22,2003 drub .
Page 7 of 13 l
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'1 ii. Open-air parking lot lighting shall be designed to provide uniform 1
, lighting throughout the facility,but shall accomplish uniform
lighting with the minimum lighting necessary for safety,security, '
•... i,. and identification of necessary features.
iii. Open-air parking lot lighting shall not produce light trespass by the
direct illumination of adjacent and nearby properties or streets.
iv. Open-air parking lot lighting shall not produce annoying or ^' '
�" ' disabling glare at normal viewing angles.
M a ,
v. Where an open-air parking lot is not anticipated to have a
{ nighttime use,or where lighting would be out of character with the 4 . •
' '' immediate environment,the reviewing authority may waive the �..,'
illumination requirement, _
h. Equipment and Installation Standards
y
` 'u i, Open-air parking lot lighting shall employ the use of full cut-off ° ; •
4 fixtures as defined by the Illuminating Engineering Society of
North America(IESNA),except in special design districts where a
particular"period"or architectural style has been adopted,or as
specifically allowed by the reviewing authority.
..1.,
is,,. ii. Open-air parking lot lighting shall use lamps whose emission is
, *, perceived as the warm(yellow/orange)end of the color spectrum, "
except under the circumstances permitted in this Section,
iii. The maximum height of a pole mounted luminaire shall be 22 feet,
J ";-.N. or the height of the associated building,if less than 22 ft,in height,
iv, fixtures shall be positioned or shielded so as to prevent light ,,
trespass onto adjacent properties,and glare from normal viewing
angles.
�' v_,.., Luminaires and poles shall be coated with a decorative protective ,,, -t.•
finish as approved by the reviewing authority or shall be �,
manufactured of a colored composite material(such as fiberglass),
Un-painted galvanized steel,stainless steel,or other"raw"metals
arc not acceptable, •
vi, Luminaires and poles shall be architecturally compatible with the p ' a
associated use.
vU, The use of wood poles shall be limited to parking lots in nature
,I,' parks or similar natural areas,
a„ y
7
,';
Via.
Ordinance No,2338 January 22,2003 draft
j ` Page fi or 13
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c. Lighting Standards `„
i. Minimum level of illumination--Q.15 foot-candles on the pavement
ii. Maximum level of illumination--4.0 foot-candles on the
pavement
ti iii. Uniformity ratio 4:1
iv. The reviewing authority may grant an exception to the Lighting a
A f1.^ Standards upon findin thatgparticular use warrants a higher level
of illumination to protect the public safety and welfare, The
r . ;
•
, discouragement of property damage crime is not a sufficient factor •,"'
in and of itself to warrant an exception to the Lighting Standard.
y
d, Prohibitions
,� ! • ii. Metal halide fixtures and lamps,i. Mercury vapor lamp fixtures and lamps. w+'
f ? unless the use thereof is warranted
,: = •�, by exceptional security demands or the need for accurate color
rendering,as determined by the reviewing authority. When
approved,metal halide lamps shall be filtered. �'
iii, Laser source lights,
r` hi, Bare bulbs and strings of lights,except for traditional holiday
lights during the respective holiday period, ;
v. Flickering lights. ''+..
vi, Search lights, �; .-,
i.--'. vii, Overhead spans of wire,
`r e, Curfew
i. The reviewing authority may impose a curfew on all,or part of,an
open-air parking lot's lighting system,and may further impose the
' regulated system to be controlled by an automatic timer,
f Nonconforming Lights
I. Open-air parkins;lot light fixtures that are in service and which +
were lawfully installed prior to'insert effective date of adoption a
of this Ordinance'are exempt from the requirements of this
Section,except that the replacement of damaged or obsolete non, " ':,
conforming light fixtures shall conform to the requirements of this 'i_`' '
A ''"°,, Section,
ii, Non-conforming lighting shall he replaced with a system that " ,,
complies with this Section when the remodeling of arty use • ,,
associated with an open-air parking lot exceeds 50%of the value
J. `', of that use,or the removal and renewal or expansion of an open-air '
Ordinance No,2338—January 22,2003 draft
Page 9ofI
,
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parking lot exceeds 50%of the area occupied by the pre-existing 1.'
,,; parking lot.
t .4..1
r "• g. LightingPlan Required,Content r -`
'^ i. Proposals to illuminate an open-air parking lot shall include a•
w• ,`. lighting plan, Lighting plans shall be prepared by a qualified }
-;•y4+ professional specializing in illumination,and shall illustrate iso-
illuminance circles expressed in foot-candles. Lighting plans shall �` •'
•
be accompanied with all pertinent technical data for the proposed
-.: luminaires, The reviewing authority may require lighting plans to `'•
:, account for the influence of adiacent offsite lighting,reflection off
..,,_. vertical surfaces, window spill,shadow causing objects,and any
other factors deemed relevant in evaluating the perceived level of M,:
-' ilhtmination,
h. Method of Measurement
I. Field measurements of illumination levels shall be measured with ,
an instrument having a spectral response similar to that of the
human eye,following the standard spectral luminous efficiency
4 ' .."„% curve adopted by the International Commission on Illumination_ '
' ii, The height of a luminaire is the vertical distance between the
,...1. �.,, , surface of the ground and the lowest part of the luminaire
R
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1
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' Ordinance No.2338-January 22,2003 drag
Page l0 of 13
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Read for the first time by title only and enacted at the regular meeting of the City Council of the
City of Lake Oswego held on the day of ,2003.
AYES; •
NOES:
ABSTAIN;
EXCUSED; •
x�y•
Pu.kA,`,; Judie Hammerstad,Mayor •
Dated:
ATTEST;•
Robyn Cluistie,City Recorder
N• APPROVED AS TO FORM:
David D.Powell , 'r
City Attorney
,ry
L;\Case Files\2002 LU 02.0051 Housekeeping Ordinance\Ordinance\Ordinance 2338 DRAFT 01-22.03 LL'02
0051,doc •
,w.
•
Y. .
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Ordinance No.235.—January 22,2003 draft
Page11 of13
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Exhibit A-Ordinance No.2338
y,� Appendix 50.02-A }
r,• •
1, Lot Lines,Rear.
', `�
_ — N ��
H
( 't�,. IS t f n
"' • Lot s Lot I Lot 9/ \N' Lot .r 1 .
'n'- Y' N
l t.,\ / Lot \'� y
Lot .y-"5tte ._.
x�.r- .— Street �.-
Irregular Lot Triangular Lot
Nf A
Rear Lot Line Roar Lot Line
--r q
Side Lot Line
LottLot2 '
Lit 2 Lot 1 `
Re Ir Lot Line Site Lot Line
.n .
Nront Lot Line brunt Lot Line
Nan-Rectangular Lot Lot 1 Lot 2
4 :
a
. :•,.,-,' .. .
. ,,,. . ..
• , , . . .
Ordinance No,2338-January 22,2003 drag
. , ', �j Page 12 o1 13
AA:40'2) ,• ''t ,• ,.it r ,'+ -: ,,
v j+•.�. ",.. . ..',tli t.•.. .4 • • •.Z '• ' 1,F, rt t4 q.•.r � j11I(`:Y
•
2, of Depth
Street ,;•':::;'1.1','. '
',.. , . p .., n----4----
a' -•. flea Lai line .
ii
I/'�\'\ Lot Depth ��.
• I Utlle�\Ih
�,.M .✓,. ��.� Street �✓ , 4
•
11
• •• ' L_____j______i
•
..,1,,,,
,°, Street Street .
•' 7rlangu�ar Lot Through Lot Non,Rectangular Lot ••;;�, '1
. *.:1( '
1110 l`
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Ordinance No.2338 -January 22,2003 drall `•.
` Page 13 of 13
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