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HomeMy WebLinkAboutAgenda Packet - 2003-05-12 PM ofi ,. .. ..... ut u a' 2.7 CITY OF LAKE OSWEGO ,z a. PLANNING DEPARTMENT ` 'k i Y • r' • � � f F 1 S F wf.1.1 tt'•• er 1 i.'' S•S ks" '•S a PLANNING COMMISSION AGENDAS '�. i� St,r as: � x df^ MAY 12, 2003 • N e r �• YI • • .tax• +a;:"�. *. al ry • .' v� f .0 y y'1 +d r y��y,,fix • . Nw. t t" p_ Ps • Yxr s i a y 'A zifl ;r,S" r e i;r r 4 Y ;0 a l ‘. ^tan • 7 i y iy City of Lake Oswego i LAKt p� 0 1 `,rl.. .,V tCo Y 7, i Planning Commission Bevi ? i ,..ed Monday,May 12, 2003 II y it t ref- YI / 1 4 Y .;.? —Work Ses'siots "}r �.�,v„,- h 7;OU p.>9r. OK[GON � Members: City Hall Council Chamber p, Daniel Vizzini,Chair 380 A Avenue frank Groznik,Vice Chair Lake Oswego,OR 97034 { „ James Johnson,Kenneth L.Sandblast, - •, Mark Stayer and Alison Webster For Information; 503/635-U.90 A.GE1�DA. Council Liaison: Jack Hoffman 4 f This meeting is in a handicapped accessible location, For any special accommodations,please . contact Iris Treincn,503/697-6591,48 hours before the meeting, v , 1. CALL TO ORDER ' : K .; b. r; IL ROLL CALL 4 I` III. CITIZEN COMMENT—Regarding Issues Not On the Agenda(3 minute limit per individual) , r, ' : IV, APPROVAL OF MINUTES Y w Jbrarch 17, 2003 ;. 4. • R ;. 1 , March 24, 2003 April 14,20(13 ' -,, April 28,2003 • V. GENERAL PLANNING—WORK SESSION ts'. •t"• • P 03-0003 East End/Conanercial Zone Changes <', �y». Staff coordinator is Dennis Egncr,Long Range Planning Manager . P 01-0002 Lake drove Town Center Plan Stall'coordinator Is Susan Milliwuser,Assistant Planner '' `" `0' • P 02-0007 Lake Front Zoning ' .' r . Staff coordinator is Dennis Egner,Long Range Planning Manager VI• OTIIEIt 13LISINESS yA YE , " .,; VII, ADJOURNMENT M i .Y., Y N u 1;- • u AA..l3A) .. a'1 1`-'4 ''' \ ;, ) « „{ 1 Ii ty i _. Y: r.Y.0 a + .,{• _ Y. ...t !%, . .. . Z• } . t w �o;LpN4'0swt City of Lake Oswego F. ' ' ; ,'ice Planning Commission p `;r, ' ', �) Monday,May 12, 2003 "`� � 7:0U p.s».—Work Session ,:t" ._0*000N Members: City Hall Council Chamber , ' r. Daniel Vizzini,Chair 380 A Avenue o. , r4 Frank Groznik,Vice Chair Lake Oswego,OR 97034 ,+' R' James Johnson,Kenneth L.Sandblast, For Information: 503/635-0290 Mark Stayer and Alison Webster ,- AGENDA J a�, Council Liaison: Jack Hoffman This meeting is in a handicapped accessible location. For any special accommodations,please " contact Iris Treinen,503/497-6591,48 hours before the meeting. t, f I. CALL TO ORDER II. ROLL CALL 4,t t• III, CITIZEN COMMENT—Regarding Issues Not On the Agenda(3 minute limit per individual) a , W. ''' 410 IV, APPROVAL OF MINUTES u ' March 17, 2003 March 24, 2003 V« GENERAL PLANNING—WORK SESSION . • 2, a,w ` 'w a" • P 01.0003 East End/Commercial Zone Changes Staff coordinator is Dennis Egner,Long Range Planning Manager '` ,,,' /`, • P 01-00021_.ake Grove Town Center Plan M " «vn Staff coordinator is Susan Millhauser,Assistant Planner ' • P 02-0007 Lake Front Zoning . ., .' Staff coordinator is Dennis Egner,Long Range Planning Manager it „s ;,1° VI. OTFIER BUSINESS • °•'" VII, ADJOURNMENT f 1 „"..).`,.:',.,,..:.,, l t'Y , 1' A'G ,, t' I t , "' AAvOg'i " ‘' Dt 4' A a. Ys a: d, . M 5; * y�py��p yy Development�y m p�} d • ,Y, ,pA--''•,P Community �/e�•elopmen{, . '141Department Memorandum r4: n�nr, ; r . Cn. TO; Planning Commission FROM; Dennis Egner,AICP Long Range Planning Manager * x;r`• DATE; May 1, 2003 ' Au - • 0. �`' SUBJECT; EC Zone--Permitted Use(P 03-0003) •, 4 'j Summary —The City Council has requested that the list of uses permitted in the East End General Commercial(EC)zone be revised to better reflect the pedestrian oriented nature of the downtown area, The current list of uses allows a number of auto oriented uses and uses • y that do little to create a more active retail oriented downtown. A draft list of code amendments N,' is included for Planning Commission review. r;:, W Background Last year,significant opposition surfaced for a • , . A «" r: ;.'45gr.)740T proposed assisted living facility on property at 2nd and B Streets rr '' �, ' within the EC zone. Concerns were raised that this use would " r4,y•r s �`" *; - generally not contribute to the pedestrian oriented retail area - « ,.i.1- .1r1.4 envisioned for the downtown area, In response,the Lake ;H, Oswego Renewal Agency(LORA)purchased the property, The Jo y h 1i „0.•i,'dti,,,,40,n �" assisted living facility, conditional use within the EC zone, , ... .,-" ' Development at Block 138 highlighted the need to examine the list of uses that are currently (currently under construction) permitted In the zone. ^' With streetscape improvements arid Millennium Park, LORA has invested millions of dollars in ', a•" the downtown, It is important that we capitalize on these investments by encouraging the „ i4 . types of businesses that best fit the City's vision for downtown, Amending the list of uses permitted in the EC zone is a critical element of making the vision happen. Proposed Changes—A list of proposed changes is attached. ,;:•, ;` `' ,;; Also attached is the Commercial Zone article from the Avillii, „ z j�ti Community Development Code, The z rticle lists uses that are yl permitted, permitted by conditional use, and prohibited in all a ' ommercial zones. This list should be compared with the list of _ proposed changes, To aid in comparing lists,the relevant Y ection number from'he Commercial Zone article is included in , Development at Block 138 the list of proposed changes. No chang' is proposed for uses is (currently under construction) that do not appear on the list of ohangres. ;yl Planning Commission Meeting 1 P 03.0003 „'' r r‘•' May 12,2003 41tr +t, .�. .n n n. J •a �. .A 'nw J , -4 �....ey xl ri 1 ..4 w 4 .� a. ,r _. ., , a ,. . _ .. ., ,. .. ., '�' . . ►� _, .. .. t t .'�i ill • t Issues—Issues for Planning Commission include; M L , : t ;' • Is the list correct? Are there other uses that should be addressed? :�. , „ -; " ,r'' • Are the limitations appropriate? « p • Should the limitations apply only in select areas? V'all "'II EC Zone Map—The EC Zone is depicted below. "" o . Ungdigiggiqiis:.%.11:14. '' ‘.''t:.:.”... 2:., [361tte alS,./. '' ' . \\Ai...:9/q,.._-----i----„ "''' 1, L.,1 x ... , , itgifigg r ,. ww... , , ,.., j,� lIII6�-'r , ' '.a 4 jai Mas ft. aft rry +.� �� O\. � ,'... .r i '.....1..:;I " :',.. ,. •V.1.14 IN II ::44 0/09 RO - 4 .... -,,4. ...0 de till I IA Lotpig=TM Elagitii zr. t I lii .91. s/Qm, iii Ali , -fr. , ' . - mai AAve a rI a i IBM N « a «l . �� ti��~. , I e'7iJ� ;ppsYU.�i Y �v rc J gat 4,� Illlh111j pik \ ..e0+i�W 'v ,, J. .. jo ....4.4 ...,. a I.. :41.10, • # , .,. . .4,. air .... ,.:4 . , ti^ *81 . ., 4,: 4.,, **I. I "'�`'"--�ti r R RNOI EC y . , 1,-.., mut .. .,..„•. `���Po, •:rind, moN � ' ""°1u p iii/T. .,,. ., • k;, 0010 or of C it + rr - k w „` ,� �se�� r • 11 � 7 2----1 , .:, . .`' a Attachments— " 1. List of Proposed Changes to the EC Zone, ;.; 2. Article 50,11 of the Community Development Code—Commercial Zones. is .a `• w , P 03-0003 `- PPlanning Commission Meeting 2 May 12,2003 Y` AA,(, )1 «+r a + 1as i ;.� ' P 4 S 4.1., r { n r ' ',• ',. , Draft 5/1/2003 1 " . Y „, EC Zone—Proposed Changes , �,- Use Current Proposed Change Na »• . Status ° • 4",' -� 1,A.Residential Care Housing CU Conditional Use with limitations: a . -� and Congregate Housing i 1, Add standards to prohibit the use ' downtown between Evergreen and C • .J Streets and State and 51h Streets rp �• " R ' <,+ 2, Limit size to 50 units or prohibit ;. ` .-. 2.A.Retail Sales Food Permitted Limit size to 35,000 sq. ft. -Markets over 25,000 sq.ft. 4. 2.F.Bakery over 5,000 sq, ft. Permitted Prohibit s. °' ' 3.A.Retail Sales-General Permitted Limit size to 35,000 sq.ft, Merchandise. 3.D.Auto Sales Permitted 1, Limit to indoor sales of scooters, motorcycles,and other vehicles less ,4 t. than 1500 lbs in gross weight i .• 2, Limit-5,000 sq, ft,maximum ;• , • 0y' footinnt t ,. » ;, 5,A.Laundries and Cleaning Permitted Limit 6,000 sq.ft.maximum n 4,. "faces footprint-no outdoor storage or fleet ,arkin T - �'' 5.E.Mortuaries Permitted Prohibit Y ' •, x ' ' 5,F.Upholstery Shop Permitted Limit-3,000 sq. ft.maximum • a,, foot rint .. " 5,G.Radio and Television Permitted Limit--3,000 sq,ft.maximum „ yr ; Re air footprint 5,H.Home Appliance Repair Permitted Limit-3,000 sq,ft.maximum e " "y:;• Shop footprint-no outdoor storage or fleet arkin: 6.A.Sign Shop Permitted Limit--3,000 sq,ft.maximum {o , footprint-no outdoor storage or fleet arking 6.D,Truck and trailer rental Prohibited Limit Office for rentals and sales • and sales of aceessorirs no vehicle storage or fleet .arkin__ • 4' 6,E,Auto Rental(vehicle Permitted Limit- Office for rentals and sales w * J t t storage off site in CR&D,MC, no vehicle storage or fleet parking in d 7 `Y, EC and GC zones) the EC zone(current code requires it N : ' to he off-site,not out of the zone), , „ j A ,y d r Q 01 ATTACHMENT 1 1800 , AA(.2) 6'.. t y-4A4 �1 • ' ,A , .i:� .q. 1 Y' , 1;. N '. ' , a „.0 n iM j'N ,i , ct. :Al ,• • '�� '-...1` ".y. ., ."• .1 ,, KW�'1,4. •. , M. • ..i•_ '' _",. ... MJ�.k� ./i '�` , '1 1 '.1 4 Draft 5/1/2003 2 " 4 t. M' 6.F.Business and Permitted Limit-no outdoor storage or fleet Management Services parking '!,4n '' M ," ;:; 6. L.Equipment Rental Permitted Limit-5,000 sq.ft.maximum footprint-no outdoor storage or • 4, fleet parking r 6.M,Equipment service and Permitted Limit-3,000 sq.ft,maximum "'`° „1�, repair places footprint-no outdoor storage or , :• { 1 fleet parking _ 6.P.Services to Buildings Permitted Limit-3,000 sq.ft,maximum • " (including dwellings), footprint-no outdoor storage or "{, Cleaning,and Exterminating fleet parking , 6.S.Vehicle Repair shops(all Permitted Limit: repair must occur within an I. Conditional Use enclosed building) 2, No outdoor vehicle storage or ,4 outdoor display of products 6.T,Auto Service(primary Permitted Limit: "' • b t use only) 1, Conditional Use • '" a `' :,.i. 2, No outdoor display of products 6,Y,Research and Testing Permitted Limit-No detection of noise, ' e,' Facilities vibration,or odor beyond the t, property line a"` ` - 9.A,1-lospitals Permitted Prohibit 9,G,Ambulance Service Permitted Limit-no more than two vehicles • , 11,C.Bowling Alleys Permitted Prohibit ',:+;. , .' 11,E.Skating Rinks Permitted Prohibit -except as a temporary • < ,, incidental use on public property t; '4'} ' 11.G.Theater,indoor Permitted Limit--maximum of 4 screens or 10,000 sq.ft.floor area 12.A.Nursery,day care Permitted Limit-ntaximtlm of 5,000 sq.ft, ` , • ' centers(child and elder care) footprint 16,Light Manufacturing, Prohibited Limit: ..:' r , - Processing,Assembly of 1, Storefront retail must occupy the • n.� Products street frontage ` • ,.. , - 2. Manufacturing,processing,and ,.; 1 A assembly use must be limited to �, 3,000 sq,fl,maximum footprint -+ ' 3, No detection of noise,vibration, or odor beyond the property line except that odors associated with properly vented food manufacturing shall be permissibly „� • n'+ «. � , car A,A,, 4(... 002 " , y AA(a ) w d 0 a :, k'.,f, ,i•.. I 7 t'R 'a .^. ' ' r• •'1° n Draft 5/1/2003 3 L , H R µ i R ' New Definitions: • a : Y ..,,, ,,,r.; Fleet Parking—The parking of three or more company vehicles that are used to conduct business, This may include,but is not limited to,delivery vehicles,rental vehicles,or ;i. service vehicles, +a, ;° Clinic—A building designed and used for the diagnosis and treatment of human patients �:t ' 1 , ;;'r _ that does not include overnight care facilities, -: Hospital—An institution providing health services primarily for human in-patient �_ medical or surgical care for the sick or injured and including related facilities such as u=. .L • "A `^ ° laboratories,out-patient departments,training facilities,central services facilities,and -, r « staff offices that are integral part of the facilities. i a H. ;1 41�'4. 1 �. S 4 ' ', 4 4l 3- '+ rr R ,, NV N R.. • 'T �I w1 jY,i.' V yL,;, l. ,' R ti: .,, "J", r• ' ;At' {{ 1 "1. , 003 -r,r MIl r y p ,.1 r 1 AA-(Jil r9 n �. N �� - ' n~ , y '..:• W4. l` "' t. '� r. 1 1:1N1 t r' r 1 f 1{ .*' t 1 M 1 N N 1. t a: ,," + .f4 0 r '�•" - a'. . .i y,raa 4q ,.t', �+fax,4. �'• Ma J,' ,:N -fh J +l h'.f.. 4 M r 1...ti e rr :41 n a a a I: y J a. ' '. 1 i y p. , 0 7 6 h. Sy rc;. i M. h .y. , . .... ., 3 . . . .. ",,...,,. 4 .3 y' , lan ' 1 "3 :1.� ',te ~ it K 004 � 1.A. t, -v y r 4• 1. a. 1 5 J ',. ," •' r Article 50.11 ." h 1 ww t Jt • {,H{,.t.0 Commercial Tones. + ' Section 50.11.005 Purpose. 1. Neighborhood Commercial - to provide land near or within residential areas for commercial activities, The uses listed for the Neighborhood Commercial zone in LOC •,, 50,11.010 and 50,11.020(6), (7) have been determined to implement the Neighborhood ', Commercial policies of the Comprehensive Plan, *' " 2, General Commercial - to provide lands for commercial activities supplying a •, .." ,,.,, broad range of goods and services to a market area which includes the planning area identified in the Comprehensive Plan. 3. Highway Commercial-to provide lands for commercial activities which meet the needs of the traveling public as well as other highway-oriented retail uses which require access to a market area larger than the general commercial zone, This district is not intended for regional shopping centers, 4• Office Campus-to provide lands for major concentrations of regionally o ented s offices and employment opportunities for a market area larger than the planning area. y` "'+ i-.. 5, East End General Commercial - to implement comprehensive plan policies t ', ,! t. • J' directing revitalization of the East End Business District. The district should guide and ' encourage development and redevelopment of the East End Business District, ,,, r " 6, Campus Research & Development - to provide a mix of clean, employee- intensive industries,offices and high-density housing with associated services and retail ' "; commercial uses in locations supportive of mass transit and the regional transportation ; , network. «, a 7, Mixed Commerce - to provide for a mix of uses requiring highway access and ad which provide a strong visual identity. intended uses include local and regional ��. convention type facilities, office uses and supporting retail uses. Supporting retail uses shall be limited to less than 60,000 square feet of&Toss leasable area per building or " business in the MC Zone, u " Section 50.11.010 Uses. Uses: P C X «.' Permitted uses. Uses permitted upon the Uses specifically prohibited, . grant of approval of • conditional use permit, ' . (Cross-reference;See 553'2.010-,025 for Campus Institutional uses] t ' . , `. { }f 5 c N A ATTACHMENT 2 005., :Ali 1321 4* 4', :h t, 1 '1 , 1 ' 4 , a ;,- 1, Residential: • c A. Special Uses. Y Uses: C X i , NC,GC,EC HC,OC,CR&D,and MC . • B. Residential use at R-0, R-3, and R-5 density except as specifically allowed in . t 'I ,• LOC 50,11.020,Use not allowed on ground floor in GC zones. Uses: P C X f; GC,ITC,OC,CR&D NC H (see subsection(DLbelow)MC }. y.•, »;?"{ C, Residential use at R-7.5,R-10 and R-15 density. Use not allowed on ground floor in GC zones. r..- ',.•` Uses: P X "_. "` r 44 NC,GC,HC,C EC(see subsection(D)),CR&D,MC d V ' A. .`" D. Residential use at R-0 density with a maximum 3,0: 1.FAR(4 unit minimum)on " f'° parcels greater than 6,000 square feet in size, For parcels 6,000 square feet in size or smaller,there is no minimum unit requirement when residential development is ° i • , { proposed. Use not allowed on ground floor in EC zone south of"B" Avenue or ' , . Y east of"2nd"Street. .-r q Uses: P EC NC,GC,HC,OC.MC,and CR&D I " y.. ' '. • " ;fir• 2. Retail Sales-Food: ''P A, Markets,over 25,000 sq.ft. '�;' n� t , Uses: P X GC,HC,EC,MC(In the MC Zone,retail uses shall be NC,OC and CR&D to less than 60,000 square feet of gross leasable area per building or business) r,. k. B. Markets under 25,000 sq. ft. H,- ,�• Uses: X NC,GC,HC,EC,MC OC,CR&D �� C, Delicatessen,no table service, Uses: P . v L NC,GC,HC,CC,EC,CR&D and MC w,, D, S ecialized food stores, r K; Uses: P X r " - OC,CR&D . ', NC,GC,HC,EC,MC ,. 006 , ` y 4 ,. 9 AA 62l 4 • •. ', , , r '. » '�, ,, b ,, tl t y, ft...„ i ti 0.ti 1 R '. R N'ry* ,,.M E, Bakery-where baked foods manufactured elsewhere are sold on the premises, , A, • Uses: P e, ,.,J (NC,GC,HC,OC,EC,CR&D and MC ...a..,: a F. Bakery,manufacturing-where on-site baked foods arc sold on the premises(less ,r• y%'r ti- Uses: than 5,000 sq.ft,of gross floor area), - X . P v�' NC,GC,FtC,EC,CR&D and MC OC ..,r G. Bakery, manufacturing - where on-site baked foods are sold on the premises ?d µ (5,000 sq.ft.or more gross floor area). '"" ` • ^ Uses: P X ` •. GC,EC NC,HC,OC,CR&D and MC " 3. Retail Sales-General Merchandise: ° 1a .' 4'r 9i • A. Over 20,000 sq, ft„including apparel and accessory,department stores,building supply,garden,sporting goods,furniture,etc. `,. ` Uses: P X t " ` GC,EC,MC(In the MC Zone,any retail uses shall NC,HC,OC and CR&D : ! '' '- be limited to less than 60,000 square feet of gross leasable area per building or business) + B. 10,000-20,000 sq,ft„including apparel and accessory,department stores, • building supply,garden,sporting goods,furniture,etc. • , Uses: P X \ GC,HC,EC,CR&D and MC NC,OC C. Under 10,000 sq,ft.„including apparel and accessory,department stores,building supply,garden,sporting goods, furniture,etc. . Uses: P � ', NC,GC,HC,OC,EC,CR&D and MC JI we D. Auto sales. Uses: P X t' GC,EC NC,HC,OC,CR&D and MC ., ,4, Retail Sales i Restaurants,Drinking Places: ,d.v A, Restaurants,with or without associated lounge Uscs � p II NC,GC,HC,OC,EC,CR&D and MC N e yn ; " p "!� , I. J + ♦r , , 4 •. r c,' a '� . , R A t321 ' 4 '1r , ,. *I " 4 ir.,'..I y' q 1 ' ,fly :.I ..a' ••;4' • 44 I '` S %' Ya l' t ` .i II'x.. .,p y ,: •M B. Restaurants-take out only;or which include a drive-in window, 1 ,,. LJses: P X C ,.. . 4 HC NC,OC,EC,CR&D and MC GC 9T `% . _;. C. Bar or cocktail lounge not associated with restaurant;use with retail malt •J '„'' G a: beverage license, "„ ;` Uses: P X , , ; GC,HC,EC,MC NC,GC,and CR&D 5, Services-Personal: A. Laundries&cleaning places. + Uses: P X NC,GC,HC,EC,CR&D and MC OC f B, Tailor shops&related services, Uses: P X "'•` NC,GC,EC,CR&D and MC HC,OC r a I" '' C. Barber&beauty shop,personal care. Uses: P '4 NC,GC, HC,OC,EC,CR&D and MC • t • 1 ' q #{.: y, D. Clothing rental. Uses: P X NC,GC,EC HC,OC,CR&D and MC '' ` E. Mortuaries. Uses: P X r , GC,EC NC,HC,OC,CR&D and MC a'. tl? . i' ,, 7,+ 1-1, Upholstery shop. °" Uses: P X , NC,GC,EC HC,GC,CR&D and MC —..] G. Radio&television repair shop, Uses: P X, ' , : ,, NC,GC,EC HC,OC,CR&D and MC —___1 a� +. i 3 a H. Home appliance repair shop, , °. Uses: P X NC,GC,EC HC,OC,CR&D and MC ' ` 1,, ' M ,F i Y 1r '' s ' AAA1,'.,,, �,a2) , as a 1 JI, '4. 1 1,,,r 4 :'�:�- ' • µ ` ,NN .V a M Y a; y 4 ' t 4 I.4 ! p'�' rd l } " Att, Cl, Services-Business: A. Sign shop. �; , ', °1 Uses: P X �' GC,EC NC,HC,OC,CR&D and MC r, B. Adjustment&collection agencies. Uses: P X r. Y GC,HC,OC,EC,CR&D and MC NC 1' C. Advertising encies,including commercial artists. : , I Uses: P X� GC,HC,OC,EC,CR&D and MC NC •r D. Truck&trailer rental and,:ales of accessories, ., , Uses: P X HC NC,GC,OC,EC,CR&D and MC E. Auto rental(vehicle storage off site in CR&D,MC,EC and GC zone), I ap i Uses: P X — . ` GC,HC,OC,EC,CR&D and MC NC { F. Business and management services. Uses: P & NC,GC,HC,OC,EC,CR&D,and MC C. Car wash, ',` Uses: P C X x ,^ HC GC,EC NC,OC,CR&D,and MC , e ,1 ' I I. Credit agencies, ;, Uses: P X GC,HC,OC,EC,CR&D and MC NC ,• " :, 1, Duplicating, addressing, blueprinting, photocopying, mailing & stenographic services. Uses! P X , . • f GC,HC,OC,EC,CR&D and MC NC " J. Employment agencies. A '' LUses: P X x . GC,liC,OC,EC,CR&D and MC NC *", ii i `1 • .1` y -Rppnyy\\\ C O u�N „ K i i,. 1 a ,5 A�,r 4 AA(3g) 2 w ' w l , c « t f . 'p N ,,, 'a ,. of t •a. 4. t a„ r 0 K, Office equipment rental&repair agencies. , +` ? x r I Uses: P X .a ' at. GC,HC,OC,EC,CR&t)and MC NC Y` 'K' L. Equi ment rental. _ � r, �; Uses: P X �` GC NC,HC,OC,EC,CR&D and MC M. Equi ment service&repair places,appliance small engine. Uses: P X w 1 Y r 1. Uses: EC NC,HC,OC,CR&D and MC , t N. Offices housing personnel who provide up vial services to businesses. ,` ! Useslk : t NC,GC,HC,OC,EC,CR&D,and MC ' '' 0, Private off-street parking facilities(sole use on site,parking garages,etc.), • X Uses: P -A. " •�' GC,EC,CR&D,MC NC,HC,OC P. Services to buildings(including dwellings),cleaning&exterminating. , (a Uses: P X 0 ,.4t , ;: GC,HC,EC,MC NC,OC,CR&D 4 Q. Tele hone answering service, , '.., Uses: P s' NC,GC,HC,OC,EC,CR&D and MC R. Miscellaneous business services, including auctioneers, bondsmen, drafting, '« detective agencies,notary public&other like services, tt ' �4= Uses: P t ' 1 NC,GC,HC,OC,EC,CR&D and MC S. Vehicle repair shops(located entirely within an enclosed building). . (Uses: C X GC,EC NC,NC,OC,CR&D,MC ' .4 T. Auto service stations( rimary use only), '' Uses: P C X M^ :. GC,HC,EC NC OC,CR&D,MC "'� p; U, Accounting,auditing&bookkeeping, Uses: P NC,GC,HC,OC,EC,CR&D and MC 01 0 ,,. AA , } '; ' to . '.; ^ r '' "% j}C .'".a ' r d V. Com liter services, 4 ' -4 if -' Uses: p fC:,',GC,I-IC,OC,EC,CR&D and MC »"•' W, Pri„tiug,publishing&lithographic shop. Uses: P C GC,BC,OC,EC,CR&D and MC NC °� s ` M ' X. Commercial photographic studios. ' Uses: P „ IC,GC,HC,OC,ECCR&D and MC e 4, . -., % i , Y. Research and testing facilities. _ Uses: P C I " GC,MC,OC,EC,CR&D and MC NC , n * ' 7, Services-Finance,Insurance and Real Estate; r A. Financial and banking institutions, t • Uses: P C GC,HC,OC,BC,CR&D and MC B. Insurance and bond carriers,agents,brokers and services, Uses: P NC,GC,HC,OC,EC,CR&D and MC N C. Real estate brokers,agents&services. _ ', " Uses: I' ..i";`. NC,GC,MC,OC,EC,CR&D and MC " 8, Services Lodging Places: +' ` „ A, Hotels,motels and associated retail uses located within the hotel or motel that are a•',',, intended to serve the guests, Uses: P X +' GC,HC,EC,MC NC,OC,CR&D w „ 9. Services-Medical&Health: n A. Hospitals, y�, Uses: P X . .x ' (GC,EC NC,RC,OC,CR&D,MC ;' ,M 4 .� * ` •4i A M»J A ' _ LI 011 , , »� AA t32l n ,a., Y 1 as,„•,� r h S"Mrt d .. ; B. Clinic,outpatient. II: Uses: P X " NC,GC,EC,CR&D,MC HC,OC C. Medical and dental laboratories. a : Uses: P X • N. I GC,OC,EC,CR&D,MC NC,HC ^ D, Orthopedic equipment&supplies,rental,sale&service. '' r 4'„;,.., .; ses , U : P X GC,EC,CR&D,MC NC,HC,OC JJ tl r..] .,. ,.r ' E. Veterinarian's facilities,totally enclosed. Uses: P X ." ' ' . 4 GC,EC NC,HC,OC,CR&D,MC '. F. Other veterinarian facilities, µ ",rt Uses: P X GC NC,HC,OC,EC,CR&D,and MC }, r'' G. Ambulance service. Uses: P X 7,,, ,, . .. NC,GC,EC HC,OC,CR&cD,MC • , , ., ....„, 10,Services-Professional Offices: r " An '44 y Architectural.' A. x1 r Uses: P t. , NC,GC,HC,OC,EC,CR&D and MC 4''" "%" ,i' ,.p y 4 `0 '"" B. Artists studios, Uses: P _ /4 NC,GC,HC,OC,EC,CR&D and MC ,' " `r., C. Engineering,including surveying. Uses: P { " 1 NC,GC,HC,OC,EC,CR&D and MC .�c.A 4 U. Law. , ;' Uses: P , , y, NC,GC,HC,OC,EC,CR&D and MC . v " y,,,, E. Landscape architecture." , Uses: P '' NC,GC,HC,OC,EC,CR&D and MC , , '• " 01.2 . , b X s'I AA(32) m " ri d i, i . , y 4 , u .4^'44 4 it 4 , n �� 4 ,. y�" z l,, . ' U">• ., I i^ 4 .. "" �. r, a '��` �l. :I F. Professionals,other. "; Uses: P K NC,GC,HC,OC,EC,CR&D and MC r �., j G. Regional offices&corporate headquarters, ,, . Uses: P X GC,HC,OC,EC,CR&D and MC NC "" 11.Services-Amusement: 9 xW ta.' A. Art galleries, \ , j, .. Uses: P C a' GC,EC,MC NC HC;OC,CR&D B. Billiard and pool parlors. _ , Uses: P C X wi i. GC,EC NC HC,OC,CR&D,MC ,`I 6 C. Bowling alleys. H i ;,4• ` Uses: P Xh' GC,EC NC,HC,OC,CR&r,1atC 1 'h r 1� ,� D. Dance studios and dance schools. 7 Uses: P C X •1 /M . , GC,EC NC — HC,OC,CR&D,MC E. Skating rinks,ice and/or roller. " . Uses: P X ' ! ,s , GC,EC NC,FTC,OC,CR&D,MC F. Racquet clubs, health clubs (within building, except paths and tennis courts '�' allowed). Uses: P , C X ���' GC,EC,CR&D,MC NC _ HC,OC G. Theaters,indoor. .'1' " y " ' Uses: P X »:.y ,• GC,HC,EC,MC NC,OC,CR&D er R .r n " W H. Recreationfacility/indoor or outdoor pool,athletic fields, » P X , i Uses: CR&D NC,GC,HC,OC,EC,MC w+ r 4,W. 013 l . AA( zrl ,s 6p a ki• � a'1 • r' , • „,-,... -..,,,.. 1, Outdoor commercial amusement. Uses: P X ._' MC NC,GC,HC,OC,EC and CR&D �- 4' 12.Services-Educational: A. Nursery,day care centers. Uses: p 1' . NC,GC,OC,EC,CR&D and MC B, Private or public educational institutions, Uses: P r... C X A - `. GC,EC NC HC,OC,CR&D,MC "+` l 1 Y C. Vocational schools, 6 Uses: P C X ae ' GC,EC NC HC,OC,CR&D,MC ` r, Y ' � D, Music schools. Uses: P C X +; j _ GC,EC NC HC,OC,CR&D,MC 13.Services-Membership Organizations,Officers: i • ", A. Business and professional, Uses: - P .. 4 A , GC,HC,OC,EC,CR&D and MC NC B, Civil,social and fraternal, Uses: P X • R GC,HC,EC,CR&D and MC NC,OC .1,.„ .'• C. Charitable, ;; Uses: P X GC,HC,OC,EC,CR&D and MC L NC D. Labor, ,o, , Uses: P X GC,FIC,OC,EC, NC " CR&D and MC 014; e d, 'r, •l+ . ,,, y •. ' 'is ,` l (. , ' \, r ,,n 1 ,, , - , ':4 1.. ,,� 1 ' • +', 'r 'rt I ' , !, °' �I'11 .i /' .7 , �,., . .,, H 7 , rm YJJ je ".� • ,r • E. Political. f Uses: 1' X .,.,: ' , GC,HC,OC,EC,CR&D and MC NC F, Religious,not including churches, " Uses: P X , GC,HC,OC,EC,CR&D and MC NC 1 /. J•• r,t 14,Public Service&Facilities; „ a,. . t , A. Majorpt blic facilities. Uses: C P .. o NC GC,HC,OC,EC,CR&D and MC ' i. ,--- • " ••• B, Minor ublic facilities, Uses: P )' NC,GC,HC,OC,EC,CR&D and MC i 15.Alterations or expansions of non-conforming uses; "' " 4 '.' Uses: C ' ' lip NC,GC,HC,OC,EC,CR&D and MC 16.Light Manufacturing,Processing or Assembly of Product: • " "y Uses: P X 11. •'t: CR&I7 NC,GC,HC,OC,EC,MC 1, • 17, Manufacturing: '• . Uses: P X a CR&D NC,GC,HC,OC,EC,MC • Section 50.11,015 Site Development Limitations. t ., .. • (1) Except as modified by LOC 50.11,020 the following site development limitations - .•. . apply in each zone; G• 1, Required Yard Adjacent to residential zone; From a Structure 25 feet o NC, GC, I-IC, OC, and BC . From a parking lot 10 feet zones .1 From a vehicular 5 feet acccsswuy '.i AA;lp2I ,,f ` :° y . Y '� 'J,- '" t k • ,..„ M ..': 1• ''y .. '"-'. . -: d ... .. ,, . `. ...... ,.:4,•'.Y ,. ..... N .., l r -t-. :,�, h- An accessway shared by property zoned commercial and residential is not subject to the yard requirement, 2. FAR Maximum 1 •. NC=0.25 : 1, (except as determined by the Comprehensive Plan)(see Appendix ' ` e. 50.11-A) • OC--;.0.30: 1, � } 'I �. EC=3.0: 1, '�� 3. Lot coverage: NC None I rGC 50% • HC 50% OC 25% EC None 4, Vehicle Trip Max: N OC=10,2/1000 sq,ft.floor area 5. Height* Structures placed closer Maximum height of 40' , , "' than 60' to the property minus one foot for each 4 line of a lot which carries foot less than 60' the p , any residential zone structure is from the designation residential zone. NC,GC,NC,OC NC`35 feet,. . •�, 'v All other circumstances GC-45 feet ..•w 1 HC60 feet_ OC-45 feel ;+ 1' '' Lot Abuts DD zone_ 40 feel .,;:" N Lot is within 120 feet of a 35 feet lot 7oned R-6 or R-7,5 "',.y EC Lot is within 120 feet and 45 feet •• °t �, 240 feet of a lot zoned R-6 or R-7,5 . Y ,� All other lots 60 feet ,• *The measured distance is exclusive of intervening public right-of-way if any exists. •, This paragraph applies to LOC 50,11,020, o-, r0 016 1 ' ' i Ib•.y '1 1 1 ,. }.: N •.N J r ',t M- 1 J+• `1' 1 y., If a dimension or requirement is not shown it means there is no minimum or • > '`' s * maximum,but that a requirement may be established at the time of Development Review '.' i,' Commission review, u n (2) CR&D zone. q'' A, Required yards Minimum Perimeter Setbacks Fifteen(15)feet. .} 4 ..r, (1)The following uses may be allowed within a perimeter setback area which ,-�, ..t :1 fronts on a public road: a. landscaping ' 1 b. bikeways,trails,pedestrian walks and plazas c, access driveways d, bus shelters and other pedestrian amenities,and, c, identification signs, '`.1.',,,' ''4 ., (2)The following uses may be allowed within perimeter setback areas which are adjacent to other site areas: " 1 a, landscaping b, bikeways,trails,pedestrian walks, "` patios,courts :.' 'n c, on-site directional signs ' ' parking, loading, II d, coordinate joint-use circulation drives, recreational . t , activity areas,plazas,and ,` c, coordinated joint-use structures, subject to provisions of the Uniform " y Building Code, ,.L"' B. [reserved]. ; C. Lot Coverage, The maximum lot coverage for all structures shall be fifty-five ,. ` ., (55)percent of the net site area, after any required dedications for roadway purposes. A " minimum of twenty-five (25) percent of the developed site area shall be used for y • ,. ,,• landscaping,natural areas or outdoor recreational use areas, 1 • ' "„ D, Hei¢,ht, s''° ' " (1) For each CR&D zone the average height of all structures shall not exceed ' 78'.One structure is allowed a maximum structure height of 158',No other structure shall exceed 104'.For the purpose of applying these height restrictions,all adjacent lots with a Comprehensive Plan designation of CR&D, regardless of ownership,shall be considered • r ` as being located in one CR&D zone, • f (2) Within 120' of property zoned R-7,5, R-10 or R-15 no structure shall exceed 60', ;a E. Access.No direct access from a lot shall be allowed to Kruse Way or to Kruse Woods Drive. P. [reserved], '1 a, No major trees(a tree with a trunk diameter of at least 8" at 24" above grade) "1; - located within 30'of the Kruse Way right-of-way may be removed, , '1 (3)MC Zone •• . � A, Required Yards .., rfill, (1) Minimum Front Yard Setback: Fifteen (15) feet. Structures on corner lots n shall observe the minimum setback on both streets, • EM,' • '...� , AA 021 ' .' w • 1 W. d. • H, 'l. . t' ♦ :.. 1 4 A )N i ' 4. a Y . - _ I r,JN r • I ,- ,,n " 1� ,r h. (2) Minimum Rear Yard Setback; None required except when rear yard abuts ' a more restrictive zone. When rear yard abuts a more restrictive zone setbacks shall be ' fifteen (15) feet. Ten(10) feet shall be added to the rear yard setback for each ten(10) foot increment in building height over thirty-five(35)feet. (3) Minimum Side Yard Setback; None required except when side yard abuts , a more restrictive zone, When side yard abuts a more restrictive zone, setbacks shall be �' ^ fifteen (15) feet. Ten (10) feet shall be added to the side yard setback for each ten (10) - ,,, foot increment in building height over thirty-five(35)feet, "`", B. [reserved], C. Lot Coverage-no limit. ., D, Height,.95'maximum,except in the MC zone located south of Kruse Way and R.<.w ; u; east of Bangy Road, within which zone for no more than two structures the maximum allowable height is 175'.For the purpose of applying these height restrictions all adjacent :�j' lots zoned MC,regardless of ownership, shall be considered as being located in one MC • zone, {• l'• .,, E. Access,No direct access from a tot shall be allowed to Kruse Way or to Kruse ,.,. i Woods Drive. '^ F. [reserved], '41 G. No major trees(a tree with a trunk diameter of at least 8"at 24"above grade) S• located within 30'of the Kruse Way right-of-way may be removed. •.• Cross-Reference: In EC zone, see also Downtown Redevelopment District Design ..9 Standards,LOC Article 50,651] a �;'• Height Limitation; sec also 50,45,010(1)(a) ;" y.. '' ?' Section 50.11.020 Special Requirements. ° 1, All business, service, repair, processing, storage or merchandise displayed on ; "•, property abutting or adjacent to a residential zone shall be conducted wholly within an t enclosed building unless screened from the residential zone by a buffer area planted with ~1 1 " year-around sight obscuring landscaping at 6 feet high. •,,, 2, Motor vehicle, recreational vehicles, boat or trailer rental or sales lots shall be sy_,„ °' t, drained and surfaced with pavement except in those portions of the lot maintained as i .'• landscaped areas. 3, Development of any site in the office campus zone requires an overall �. ~ ` c Development Plan and Schedule, pursuant to Article 50,71, showing the distribution of ;. a the proposed use(s),the general circulation pattern within all lots included in the site and "s `` • general utility and drainage provisio 5. The site may be developed in phases,based on +»' the overall site plan. � 4, All development in any commercial zone will be developed under a unified site '' plan. The site plan wilt identify circulation patterns and access points, method of , ` provision of public services and general placement of lots and structures,general area and type of uses, Proposals with multiple ownerships shall include a written agreement of all »w owners that development of the site will occur pursuant to the site plan approved,; y , ' » .:, . 5, Each conunercial area identified on the City's Comprehensive Plan Map also is 4 • ;` described in Appendix 50,11-A, The specific conditions for area, other than those , ` 618 . t1 r , p p 1 a.N +1 .,.(' a _ 9 /. i 1 .1 i A wt tD 1 • � d ��• 1 i °�' ; 4. .- � +i.. 1 t' Y; W % • M•y •' e I /• ..... I. ., e ;.'i .4... ;°. .. ..... . .,� i"d. .. r .. j. . ...,i`.` .. 1:::•"',,, ! ... '+ ry i ryw• 4Y t pti j 'c 7y I. N 4 .- areas identified in subsections 6,7 and 8 of this section,are by this reference made a part of this Code,and arc conditions and limitations of each zone. 6, Mountain Park Town Center Site, A maximum of 40,000 sq, ft. of retail and w service use building area are allowed on the 32-acre site for the uses.The building height ,. limitation is 45 ft. and lot coverage is 50%. There are no floor area ratio (FAR) requirements, The uses allowed are those allowed in the NC zone plus the following: adjustments and collection agencies;advertising agencies(including commercial artists); ' „ ,'• credit agencies; duplicating, addressing, blueprinting, photocopying, mailing and r., y': stenographic services; employment agencies; office equipment rental and repair, Js` ; ,• equipment service and repair places (appliance, small engine); services to building (cleaning, exterminating); financial and banking (no more than 3,500 sq, ft.); regional : ti : offices, corporate headquarters; offices of all types of service and membership .: > 4° organizations, A maximum of 492 dwelling units are permitted at a density equal to that '�" Y,; allowed in the R-0 zone,A maximum of 3,55 acres on the site will be allowed for church 4�., parking facilities,The requirements of the R-0 zone apply to the residential use. w: 7. Monroe/Boones Ferry Site, A maximum of 131,535 sq, ft, of retail, service uses .-•' • • and office uses are allowed on the 13 acre site.Retail uses shall not exceed 60,000 sq,ft, The uses allowed are those allowed in the NC zone,plus the retail,service and office uses listed in(6) above,and a totally enclosed veterinarian facility, Building height limitation i n is 45 R,,lot coverage is 50%,There are no floor area ratio(FAR)requirements. -. 't " 8, I-5/Kruse Way Highway Commercial Site, A maximum of 20 acres of the 35 'i"s . . acre site may be developed, A minimum of 15 acres of the site, including stream ,;' corridors and associated wetlands, shall be retained as open space. As a part of the , '+ •• development process, floor area maximums shall be placed upon the development, The " a. site shall be developed by methods that insures that the traffic generated by the 35 acre ' I":, site will not exceed the capacity of the intersection of '•ie site with Kruse Way,The City °r' Manager may require traffic management plans in conjunction with any development ,•:' request for this site in order to preserve the capacity of Kruse Way. The maximum building height on the site is 75 feet with the overall average building height on the 35 acre site not to exceed 60 feet,Buildings which exceed 60 feet '1 ' • in height shall be located no closer than 120 feet to the boundary of the site, The ' „` } boundary of the site is defined as the centerline of Kruse Oaks Boulevard on the east,the �: t i Kruse Way right-of-way boundary on the south, the State of Oregon right-of-way ,. 'r boundary on the west and the centerline of Bull Creek on the north, The traffic „ management provisions of subsection 10 of this section apply to this site. as " • o' Second Street,pment Everg Evergreen 1e block located enRod andTh Third Stren eteis otdsubject bounded ot) h n e ghtt limitat o ; . " y ' 4' stated in LOC 50,11,015 if the following conditions arc satisfied, ° a, The use of the structure is a mixed use containing dwelling units, +" *, `: .4 ' "' b, The street level commercial uses are designed to provide a "village atmosphere" by the use of landscaping, emphasis on pedestrian access and small scale .. ti retail uses, " - t ,• :. ; c. The structure contains parking areas made available to the public and other. , r �r, ':, , uses in the area, ° r " 10,The following truffle management requirements apply to all uses in the CR&D, ''` . .` MC,OC,GC and HC zones located in the Kruse Way Corridor(the urea north of Bonita 019 • .1 , 9+ R'A R --4 - t�r , , r�. t:S1 ;;,' a j' '1 1 1 n �' ' . y r F. r ;* rr t" 'L 4 l' ? . . d :i^e. .., ^ LG,,A!•.. ,l.i, .4. h.,. . . L ` .4 y„^ ' [... t_.. ... .. f +.., Il tam„ h '. ,'A » i Road, south of Melrose-Carman, west of Boones Ferry Road and east of 1-5, including `�'M6 A .... , ; t, the S.W. Quadrant of the Kruse Way/Boones Ferry intersection and the property located i,' between Kruse Way and Galewood Drive). Ap ° A. It is the purpose of these transportation management provisions to require that -' " traffic generation limitations will be placed on all development in order to assure the „ :i ,a; functioning of Kruse Way and the adjacent street system within Service Level "D" at R,••., p.m.peaks. ",,. • 1r An ODPS, revised ODPS, planned development or any phase of a development ,. s shall not be approved if the traffic volumes, after development consistent with the `a approval occurs, are projected to exceed the maximum access volumes planned for each ` T' intersection identified on Figure A-5,page 77 of the 1983 Buttke Traffic Study. ; !• B, A Traffic Management Program(TMP)shall be submitted with each initial or s , revised development application, The program may include, but is not limited to, the following TM mechanisms; physical site controls on existing traffic, p.m, peak hour , • ".. exiting traffic limitations; traffic monitoring, restrictions on the number of parking . ^• spaces, flextime, staggered working hours,transit ridership programs, car and van pools, { and similar ride share programs, r' C. At the time of review of any phase of a development, the developer will '• ,, provide information from a registered traffic engineer on the then current p.m, peak service level status and volume to capacity ratio of the intersections identified in Figure , ; ; 1. • ` ,,� A-5,page 77 of the Buttke Traffic Study that the City identifies as being affected by the ,. ; development,and also provide information on the p.m,peak traffic that will be generated �• ,, t: by the proposed phase of the development and the total development constructed to date. . ,a D, Owners and employers shall be encouraged to implement TMP's at time of `` ^ '7a� approval,However,when the traffic at an affected intersection consistently exceeds "C" level of service,the TMP must be implemented. ` «, ; r: E, A Traffic Management Plan Task Force will be formed, including a j r.». representative of each major complex within the Kruse Way Corridor,employers of more than 50 employees, major landowners, representatives of City, Tri-Met and any other •�;' N'' person identified by the City. The task forte will have authority to review TMP's of ' members and recommend TM when appropriate, r !' F! , Notwithstanding the traffic management achievements reached by r . implementation of the provisions of paragraphs A-E,as development increases along the .. i, Corridor and the traffic flow on the street system,with the improvements identified in the . _ �^ ' ' '' 1983 Buttke Study, exceeds "C" level of service, the City may assert its authority to '''',-"4. - A ' ,` regulate the use of land to assure all affected property owners, as well as through traffic, • a' ''' are allowed their appropriate share of the traffic capacity. The 1983 Buttke Study, together with any subsequent study adopted by the City Council, will be the guide in assigning appropriate shares of the highway capacity to A" e I a through traffic and to affected property landowners(jointly),Necessary measures will be r:'` d taken to assure a functioning traffic system at Service Level "D" or better and may .a; include,but are not limited to: tt• a, Green time regulation to facilitate through traffic. ;r ,• " b, Access fees. c, fines related to access volumes exceeding allocations,allocati ' 11,[reserved], ! 2 1 f' ,t �1•_ r • 41 i y. • ti . t ' A ,a ' i t, r -n4, ni 7 , ".N a ..', k ,...I. w- , ' A . , , r{f II S } a A T�' 1 • 7 .1 N 4 a 4 3. • „, 12,a. For the 8 acre site bounded by Kruse Way, Kruse Way Place and Boones . • , ` Ferry Road and zoned Office Campus, the maximum FAR of 0.30 ; 1. is allowed if development consists of a maximum of 20,255 square feet of retail commercial use and A ' the balance of the allowable square footage is in non-retail commercial use; + �•t, For every square • foot of reduction of retail use there results a proportional ` • "`"'" increase •in the allowable FAR to a maximum of 0.38 ; 1, as described in the following ~1 j x chart,SEE Appendix 50,11-A(Floor Area Ratio Graph). ; , b. The allowable Ft?R will be fixed at the time a development permit approval is "� given by the Development Review Commission, s: r' c. Each property owner is entitled to a pro rata share of the allowable retail and • '• ,•; •t, non-retail commercial square footage based on each owner's percentage ownership of the •4 entire 8 acre parcel, The allocation to each property owner is transferable to another ;', R property owner: d. The lot coverage of building and parking areas shall not exceed 70%, There ,. shvi1 be a 20' setback from the property line along the site's frontage on Kruse Way and w Boones Ferry Road, N.•, ;r ,: e, No access will be allowed from Boones Ferry Road.The main access shall be y • `.1. from Kruse Way Place,A`right-in,right-out' access on Kruse Way may be used only as ,•• •• tM a secondary access to the site. 13.Boones Ferry Road/Jean Road Site; The following restrictions and requirements'I,- a•• '' shall apply to the approximately 4,45 acre parcel located at the intersection of Boones •! K " `��'',. Ferry Road and Jean Road(Tax Lot 2400 of Tax Map 2 lE 18BD), The intent of these ati restrictions and requirements is to create an aesthetically pleasing entry into Lake ;' •.. Oswego. The site and building design shall create an aesthetically pleasing entry by „ • d, ,. .A creating a distinct design with features that celebrate entry to the community. The design 1, elements should signal the transition from the city of Tualatin and shall create a sense of separation. Building design elements and landscaping shall communicate a sense of "A • „' 7 +•• quality, vitality and community, This may be accomplished through the use of visually ! ,• identifying elements such as building shapes and features,colors,kiosks,flagpoles,signs, '';,ii •,t. landscaping, parking and other design details. Berms and mature trees (such as fir and L1,.„, cedar)shall be incorporated into the design. . The following specific restrictions and requirements shall apply to the site, . ,,44 i y' a, The uses allowed shall be those allowed in the NC zone, plus the following; w " + w •. ,, adjustment and collection agencies; advertising agencies (including commercial artists); . credit agencies; duplicating, addressing, blueprinting, photocopying, mailing and r • '� stenographic employment a encies; office equipment rental and repair; " ' services; agencies; equipment services and repair places (appliances, small engines); services to building (cleaning• ,exterminating);financial and banking;regional offices,corporate headquarters; • " offices of all types of service and membership organizations, b, The retail be on the parcel consisting uof ase pproximately m at l ng area to1,9located the acres) shall not exceed 23,000 square jCfeet 4 • ' The retail use building area to be located on the west side of Jean Road(i,e„on the parcel consisting of approximately 2,5 acres) shall not exceed '31,000 square feet, and no one user shall exceed 26,500 square feet, • ' ; Iw , A f1 "021 A 4 ;l�, , r 1 n', - , M k '.. r , r I ,} .A " .y/. . w,f,. 7 t ''4:; a ••i y —• • 1/( " i .b.* ' •n r,' M} k ' • 4 tl. , t ,' '' o, No building or parking shall be located within 25 feet of Boones Ferry Road " ' 4 right-of-way or within 15 feet of the Jean Road right-of-way, In addition, any loading ..4;•. ''., area located to the west of Jean Road shall not be located within 10 feet of Jean Road. .4. a = d. Signs shall be limited to monument and wall signs (excluding signs on ', ` , • awnings)only. Monument signs may be located within the 25 foot setback along Boones i, ';, Ferry Road and within the 15 foot setback along Jean Road. +: e. A minimum of 20%of the net buildable area shall be devoted to landscaping. • i , ...I • C. All utilities shall be located underground, g, •The main access points for the site shall be from Jean Road. A"right-in"only " secondary access may be provided from Boones Ferry Road for the west portion of the ; site(i.e.,the approximately 2,5 acre parcel). h. Any fir or cedar tree with a trunk diameter of more than 5 inches which is "R, , removed pursuant to development of the site shall be replaced by a specimen tree of the • . • 'ha, same variety. The replacement tree shall be of similar size as the tree •removed, If a ' `` " replacement tree of the size of the tree cut is not reasonably available on the local market 'a y. or would not be viable, replacement may be provided with more than one tree with no individual tree less than 4 inches in diameter. The number of replacement trees required 4 •• �•,.- shall be determined by dividing the caliper of the tree cut by the caliper of viable • ,.; replacement trees, " " • 14.Jean Way Site; The following restrictions and requirements shall apply to the approximately .34 acre parcel and the approximately 0.65 acre parcel located at the northeast corner of the intersection of Jean Road and Jean Way. The intent of these ,, a �" , restrictions and requirements is to create an aesthetically pleasing entry into Lake r•' Oswego. The sites and building designs shall create an aesthetically pleasing entry by "'', ••i creating a distinct design with features that celebrate entry to the community. The design 1.5 elements should signal the transition from the city of Tualatin and shall communicate a sense of quality,vitality and community. This may be accomplished through the use of ". visually identifying elements such as building shapes and features, colors, kiosks, flagpoles, signs, landscaping,parking and other design details, Berms and mature trees (such as fir and cedar)shall be incorporated into the design, • `` a The following specific restrictions and requirements shall apply to the sites; w. '=' '. a. The uses allowed shall be those allowed in the NC zone, plus the following; adjustment and collection agencies; advertising agencies (including commercial artists); " i N. y, credit agencies; duplicating, addressing, blueprinting, photocopying, mailing and stenographic services; employment agencies; office equipment rental and repair; ... :" equipment services and repair places(appliances, small engines); financial and banking; regional offices, corporate headquarters; offices of all types of service and membership • organizations, "" , b, The retail use building area to be located on Jean Way shall not exceed 4,200 i .� square feet for each parcel, or a combined 8,400 square feet for development contained •rt ' O py on both parcels. c. No building or parking shall be located within 15 feet of the Jean Way right- of-way, ^,! ,° d, Signs shall be limited to monument and wall signs (excluding signs on y' .. awnings) only, Monument signs may be located within the 15 foot setback along Jean • ,; ; Way, t '''Ior il�„C�2 ,.a , , • { q I.: ° , 1 '14 .0 I, 4 , t • r1 r r 1'„ . .., . ,.,'` s. -.3- _. i; ." t'.' .. k•e L h •, ... I. „. t. J..,?I •e *::« , b. L. f.v ' .41 ' ' e, A minimum of 20%of the net buildable area shall be devoted to landscaping. vrh f, All utilities shall be located underground, g, Regardless of the sequence of development of the 0.34 acre or 0.65 parcels, r, vehicular connectivity shall be provided between the 1,9 acre site to the north, and the . . L y,:' development on the 0.34 acre and 0,65 acre parcels, A single, shared point of access y'; Ny shall be provided from Jean Way to serve the 0,34 acre and 0.65 acre parcels. h, Any fir or cedar tree with a trunk diameter of more than 5 inches which is 3 �" 4 Y, r 4 a' removed pursuant to the development of the site shall be replaced by a specimen tree of �; E,r 1 •i w • r =' the same variety. The replacement tree shall be of similar size as the tree removed, If a ", r 4- replacement tree of the size of the tree cut is not reasonably available on the local market 1f or would not be viable, replacement may be provided with more than one tree with no •f1 individual tree less than 4 inches in diameter. The number of replacement trees required rY', shall be determined by dividing the caliper of the tree cut by the caliper of viable • , replacement trees. t,, 15.Boones Ferry Road/Opposite Jean Way Site: The following restrictions and „ requirements shall apply to the approximately 2.84 acre parcel located at the intersection t n of Boones Ferry Road and Jean Way(Tax Lot 600 of Tax Map 21E18BD), The intent of these restrictions and requirements is to create an aesthetically pleasing entry into Lake '. • � Oswego, The site and building design shall create an aesthetically pleasing entry by • creating a distinct design with features that celebrate entry to the community. The design elements should signal the transition from the city of Tualatin and shall communicate a 1' sense of separation. Building design elements and landscaping shall communicate a ' j ''' sense of quality, vitality and community, This may be accomplished through the use of ,i. ,i visually identifying elements such as building materials and feature, colors, flagpoles, signs,landscaping,parking and other design details. Trees(such as fir and cedar)may be .•'> incorporated into the design, „T , ' The following specific restrictions and requirements shall apply to the site: •r . f a, The uses allowed shall be those allowed in the NC zone,plus the following: 1 , adjustment and collection agencies; advertising agencies (including commercial artists); 4 ' a credit agencies; duplicating, addressing, blueprinting, photocopying, mailing and stenographic services; employment agencies; office equipment rental and repair; • " ' ' equipment services and repair places (appliances, small engines); services to building • .'' ;I t 9 :, 4, (cleaning,exterminating);financial and banking;regional offices,corporate headquarters; 4'h offices of all types of service and membership organizations, ;:r '' b. The total building area to be located on the site shall not exceed 21,850 square feet. ',j ; c, No building or parking shall be located within 25 feet of the Boones Ferry e` In ,' Road right-of-way, °' Id, Signs shall be limited to monument and wall signs (excluding signs on , } awnings), Monument signs may be located within the 25 foot setback along Boones � Ferry Road. • e, A minimum of 20%of the net buildable area shall he devoted to landscaping, .4, ,• I. All utilities serving any new on-site development shall be located • " underground, t1'. ^, • g, There shall be two main access points for the site from Boones FerryRoad, '•' One shall be directly across from JeanWay and the other shall be northeast of the �, • +y ~i 11�Ir d tl. • ' ae . .a • cr . '. tl . '^.1 y - i b ArF .t. d1.` fr ,Pt1 �4b �1 y i a .,t its Y t .*-,,.Y .,-, ,A ".,,'` k l. ,' .. "4 .1''''r ! ,..,,l+. . It ? y F: �. A• t 'M W' t .ri wetland. The northeast access may be a shared access with the adjacent property. An applicant for development of the northeast portion shall make a good faith effort to obtain al.1 ' c e � a joint access prior to proposing a separate access. If such an effort is unsuccessful, M y however,a separate access may be approved. f h. Any fir or cedar tree with a tnink diameter of more than 5 inches which is N n removed pursuant to the development of the site shall be replaced by a specimen tree of °a ti �. a the same variety. The replacement tree shall be of similar size as the tree removed. If a replacement tree of the size of the tree cut is not reasonably available on the local market a or would not be viable, replacement may be provided with more than one tree with no • , . ; : individual tree less than 4 inches in diameter. The number of replacement trees required "'f .r _ shall be determined by dividing the caliper of the tree cut by the caliper of viable '� ,. '"; replacement trees. ' f„, ' i. The approximate.068 acre wetland and the 25 foot setback from the perimeter e shall not be developed and remain in its natural state. The one exception to this is where 4-.4", the sidewalk adjacent to Boones Ferry Road encroaches into the 25 foot setback area. h t Cross-Reference: In EC zone, see also Downtown Redevelopment District Design 4. . • „y r. Standards,LOC Article 5045] 4'. . 4;,,, Height Limitation: see also 50.45.010(1)(a) Jd h % pa. ', ' ro i e c_ J. 4, ,,4f, 3 " Ai fi. a.'h R + , e .. ..„, . , . .. .., . .. . a, .^I „ . . q ''' AAe°* ' I !1 '1 i l • Af a rid N'� w ; +' L 1.1 t _ to* w:. t ' r i a 1 1 ♦. isw r ' to • K. n • x. L"_°sw Community Development N" r r t� f C n.. �. -.. a f O " ,,l ,, Planning Division °; ., a - Memorandum m r/ w.. •p' - • OfliCAN. :rA To: • Planning Commissioners r• y From: Susan Millhauser,Assistant Planner + , Dennis Egner,Long Range Planning Manager Date: May 1,2003 `.. , y . er : . x , 'rvt Subject: Planning Commission Work Session-May 12,2003 ; • • r rig:' Lake Grove Town Center Plan(P 01-0002) y` `` We would like to discuss the following questions with the Commission in preparation for the May 14, .,.w, ', 2003 Lake Grove Town Center commtuuty workshop(which we hope you can attend-Lake Grove 4 , Elementary Library,7 to 9:30 p.m.), The attached memoranda from Joe Dills,Otak(our project " w "' 0 consultant)include information on concepts and options for land use regulations needed to implement the Town Center plan,proposed development standards,and proposed design standards. These are • .�. ^;' intended as starting points for the continuing work the City will be doing with the Commission and , ' citizens to draft the code and plan language to implement the Town Center plan. ' Discussion topics: , �a 1) What uses are appropriate in the Village Mixed Use areas? Should these be similar to uses proposed in the EC zone? w -^ 2) Do we want to require housing in the Village Mixed Use areas? , ° 3) Where is it appropriate to apply prototype design and site development standards? (See the ..; attached Zoning Concepts document,dated February 5,2003,for information about the .« ' prototypes developed by our subeonsultant Urbsworks.) • w r 4) What about split zoning? (The enclosed Land Use Concept map shows 9 parcels that could be affected.) ' F•° a' 5) The Town Center boundaries were set in 1999, Should the boundaries be adjusted(see attached e-mail from Glenn Gregg)? '' ' Also enclosed in this packet arc meetings notes and draft maps from the April 3,2003 workshop,for v w your information, Attachments: I,y \4 +. i, Land Use and Implementation Concepts and Options,March 27,2003 Memorandum,(Otak,Inc.) 2, Development Standards Commentary and Sample Text,March 27,2003 Discussion Draft,(Otak, '"'" Inc.) 3, Design Standards Commentary and Sample Text,March 27,2003 Discussion Draft,(Otak,Inc.) 'y • `` P 0I•000211'1i+nn+ng Cantm+ssmnlf'C Warl essian 05•I:U3J'C Mc+nans•12•UJ work sess+an Page I ail =rye, 1.. "X+ AA,(az). j i L i 4 1. �r4 +.4t- 'L '� tip • f', ! A 1 i .wr fl 9 . � ,S , • l 1Nr t ( 4, Zoning Concepts—A Recommended Approach to Land Use and Urban Design,rebruary 5,2003 • ` (Urbsworks,Inc.) 'l • 5. April 3,2003 Comnumity Workshop Summary `A 1 6. E-Mail from Glenn Gregg dated May 1,2003 7, Maps from April 3,2003 Community Workshop "J.+ ..rt Please note that the above attachments are only included with copies going to the Planning Commission, •.1"4. g . If copies are desired,staff coordinator,Susan Millhauser,can be reached at 503/635-0291, : d , 'y wU y•q �k ,- 4 A •r lam_, M �I , 1 Y- Ny, hi {F ' * •, ry a. ' /J. r', e..... . a . N I , . 4A1. V' b ' i G,. A {+ G , , 4 4 5 " 4i1 *+ y' i ICY pe „rt k l w ,q y ..\.. _ q- fl , ;.* aa. :i Pk A :,:,' N q 1 I G-, r •_4 . i t �• d 3 y • „, 1 y F P(t•00021'Innin�t uuumssnn pC Vurkessiun 03•I2 fDJ'C A1emn05 I2.Or ur6+ssw 'a a 2nf2 �.G ' i+.. I w. r.. , N . i L 11•- 44 ^,a j 1 :N' rA � "4.L r• ' � "• � 1 7 � ! i t 1 � � 1 r ^�w a • +' .. .. ± o a ?,.yy • , ., N i''sa: Memorandum . 17355 9W/3oones Petty Rd "�'a • 1 °' Lake Oswego,OR 97035 2 ?' Date: March t 2�, 003 1 Phone (503)635.361N '.,r •I Fax (,500)6,46.5,795 To; Denny Egner t• : Susan Ivlillhauser -• ti• n From: Joe Dills,AICP o �+ r Subjects Lake Grove Town Center ' Land Use Implementation Concepts and Options ,, ' r Introduction ' ' ., This memorandum provides concepts and options for the land use regulations needed to implement the Lake Grove Town Center Plan(Town Center Plan). The intent here is two- :J../' " fold:. .. , �; ,-'• 1. To provide implementation ideas that will aid the community's current review of the • A t� working draft Cunccpt Plan;and, pk • ) -4 . To set the stage for subsequent code work, . �. 11 . ��. The City intends to prepare Comprehensive Plan and Community Development Code a; 4i.. ',•",'4,,4 amendments(after completion of the Town Center report)through a process that involves N a .; the community and stakeholders. ;y . ,a '` Comprehensive Plan d u' .;�n" The Lake Oswego Comprehensive Plan currently references the Lake Grove area and Town ,;- Center designation in several of its chapters, In summary,key provisions include the � following: ^i • Map and definitions for the Town Center,Main Street and Transit Corridor"design 4 ' y .4 types", all of which apply to Lake Grove. These designations are consistent with Metro's °,+ a. » Region 2040 Growth Concept. .b `'• Goals, policies and recommended action Measures that apply to Lake Grove, As cited in ' •� ` the City's plan and policy review for the'1'own Center Plan,the following chapters are i a . „ particularly relevant to Lake Grove,Citizen Involvement,Land Use Planning,Economic • ` Development,Housing, Public Facilities and Services,Transportation, and p" , a • Urbanization, These chapters provide both broadly applicable policies, (e.g."providing opportunities to achieve and maintain a compact urban form", Urbanization Policy 7a), 1 ATTACHMMCN'1' 1 q ..° ; ` i uki'C rave rotivl Cetitci`-,La11d Lisa idlpkyniolstativll Concepts and Options • `, I)lscusslcll t�tiift a9}�1�tIJ 001 • ti Otak inc. '' ,cil. SS rah S , 5ri....'a� :,� y ? a . .1 ;-'*:.•,,,,,„.. � k �,7 �a A.• ) 1, �r r a a. i, ,• , - r ♦, %I , M; . , t ''�I and, some specific references to Lake Grove(e.g."Limit commercial development in the Lake Grove Business District,,,to accommodate neighborhood and community needs..,", w ,;. ." Economic Development Policy 1G), ' w.w, w3 • Specific transportation-related plans,projects and maps for street classifications,and v 6. r . ,.• improvements for street,pedestrian facility, bicycle facility, and transit improvements , (Goal12,Transportation). ■ Neighborhood Plans for the Lake Grove, Waluga and Lake Forest neighborhoods. These neighborhood plans are the result of a high degree of citizen input and reflect a strong " ,r commitment to maintaining livability in the neighborhoods adjacent to the Town -, . Center, The Lake Grove Neighborhood Plan is included as one of the Comprehensive '' t' Plan's"Special District Plans",along with similar efforts for P"1st Addition,the n " Marylhurst Area, and other special districts of the City. hr How might the Lake Grow: town Center Plan be adopted into the Comprehensive Plan? .' , " One approach would be to amend the Comprehensive Plan to include the Town Center Plan 9 }, as a Special District Plan,essentially adding a new Comprehensive Plan chapter that is , specific to the Lake Grove Town Center, As noted above, this is how other special district plans have been implemented in Lake Oswego. The elements of a new Comprehensive Plan chapter for Lake Grove would include: 1, Background—an overview of the Lake Grove Town Center and the planning process that created the plan, + • 2, Goals and policies policy statements that include the Lake Grove Town Center s ., guiding principles, and capture the intent of the land use,transportation,parking, 'h. and urban design concepts, As with other special districts,the policy section would ' ..• describe the land use designations created for the Town Center in order to provide ',R`,• "• ''* enabling policy language for the code. P. 3, Recommended action measures—items that require follow'up and/or on-going w. ;; attention by the City, including the funding and marketing strategies for Lake .' 4 Y; Grove. a 4, Maps and diagrams—These would inelude the overall town center concept,land use • r' ' ',: concept,and transportation diagrams for streets,pedestrian facilities, bicycle "" "'• facilities and transit,The town center concept and land use concept would be noted "'' ' ' as illustrative,i.e,that parcel-specific designations are indicated on the official \' Comprehensive Plan and Zoning Maps. Similarly, transportation diagrams would � • ,# be noted as guiding and subject to site'specifie refinements. + 4 is addition to creating a new Special District Plan for Lake Grove, the City will also need to • •;' . ," conduct a cover'to'cover review of existing chapters for text and mars that need to be updated. The Goal 12 Transportation chapter will need some amendments to update the .'' 2— ^ ;; 1 ti.� .; -nri - Lake Grove Town Centel'•-Land Use Implementation Concepts and Options ' :?;•, fi Discueeioh Draft 3.37'O3 Q ra ° ', 1A r I. , p., n p' I 'n I "• ' . • 1., • A' I.. ' .. AA( 2) y x .�. , .` " .0, . N +Rl, .. . 1 5 , +A W tl . • • .'. - t` :.' R „ ' w ... x • + •,. wn y +•A " project lists and maps of facility improvements. It may also be advisable to I N A establish/review policies for key transportation strategies such as access management, x shared parking, and connections between parking lots. ' , '' M. J Community Development Code • , ,A y .1�. ': Codification Ideas and Options ,,, i ^ ' Working from the premise that the Comprehensive Plan will be amended to establish the legal framework and broad policy for the Town Center,how might the Community • '' R 4 Development Code(CDC)code be changed to implement the Comprehensive Plan? ` ' y t There are at least three options for how this might be accomplished: 1 A „ ••' 1. Update the existing base zones(mainly General Commercial)—this option would i r establish special regulations(uses,development standards,design guidelines)that ^• „ apply uniquely within the LGTC,but are codified within the context of the existing commercial zones code,LOC 60,11. " . 2, Establish new zones and design guidelines—this option would create two new chapters of the CDC called something like"Lake Grove Town Center Zones"and"Lake Grove ,, '; . Town Center Standards". This approach was used for the West Lake Grove Design ' tl` ' District, 3, Establish"overlay"zones for Lake Grove—this approach would supplement the base { s° + zoning with uses and development standard that are combined with the base zoning (e,g,Village Mixed Use overlay zone). Lake Oswego currently has fairly limited use of overlay districts:the Willamette Greenway Overlay and the Sensitive Lands Overlay, +' ►' Of the three options described above,option 2(establish new zones)is the most compatible ••_ , with the existing format and usage of the Lake Oswego Code, Option 2 is the same • t :=` „ codification method used for West Lake Grove,which citizens have cited as a good example ",, ` " •,. " ' ' of community involvement in code preparation, ; 4•' . Establishing new zones will require additional attention to parcel-specific mapping, As '"^• currently drawn,this approach would potentially place more than one zone on a number of '` properties in Lake Grove,sometimes called"split zoning". A quick count indicates that • -x dual zoning would apply to less than 10 properties in the entire Town Center, A focused i review should he conducted to identify the exact number and location of these properties, ,•-' ', , and, seek adjustments to minimize dual zoning, '''' , ur ': l''or the purposes of this memorandum,the option 2 approach is used as a way to organize " ^ ° the substance of the implementation ideas. ,y 1 Potential Zdttes The Plan t lowig table suggests four hew n zones ech is described in terms or which Concept Plait design to be considered in iinpllenting type it itu plemee T ► Centernts, ': , y O . , Luke Greve Town Contot' Land Use Implementation Conrc'pts and Options e; •�� ,1_i ; Discussion Draft�l'+��'t'J ®O�� IA' Ottrk Inc. r ". s I ,. , H� ,F G 'r • f • h .,f. 1 1` 4 a �"• 1 x O ^I r ! 1 X� f h • • • . % Yt n r v , .. N ..., 1 'H�l 4 ' "r"=; a working title, a draft purpose statement,and notes about similarities to existing zone designations in the Lake Oswego Code, For case of implementation and review, the new ,'a zones have been based on existing zones, The purpose statements listed below follow the a.:"'� 1' ' general semantic form of other commercial zones in the City. Concept Plan Working Title Purpose Statement Notes = i''"'" Design Type of Potential New Zones , Y;= Business Lake Grove To provide lands for This zone is similar to the =' a Corridor General commercial and mixed use existing General Commercial activities supplying a Commercial, (LGGC) broad range of goods and . `• services for the Town _; ' •c Center and the ,,• surrounding community. �y Employment Lake Grove To provide a mix of This zone is similar to the Corridor Mixed Use employment intensive Campus Research and :. Employment office,locally serving Development zone,but "`. (LGMUE) retail and high-density tailored to the north end residential that is of the Town Center, ", Y a; ' supportive of transit and a the Town Center, I "•: Village Mixed Lake Grove "To provide a mix of This zone is a hybrid of 10 Use Mixed Use appropriately scaled the General Commercial `°' *" Commercial commercial and and Neighborhood y (LGMUC) residential uses that:(1) Commercial zones,and ,, ; serve both the Town tailored pedestrian- Alternative Center and adjacent oriented development and '' `°" title: Lake neighborhoods;(2)result the idea of"bringing the a K;' 3 `, Grove Village in compatible transitions Town Center and adjacent Mixed Use to adjacent neighborhoods neighborhoods together". (LGVIVIU) in order to"bring the Town Center and neighborhoods together"; ' •.. ' (3)provides the highest • ' ' u . degree of pedestrian- oriented design in the • Town Center:' M t Lako Gravc�7uwn Center—Lund Use Implementation Concepts rind Options " ra • �•' Discussion Drat 347.03 U 0 4 ;.` Oink Inc, x k• . '. N " " ! .. ma Is t• e'�v Elementary Options: Options: This is a new designation School 1, Lake Grove I. This option creates a that is specific to the I Vill • age new zone, Its purpose Town Center planks intent, i') Lake Grove Center would be: The current zoning on ! Commons (LGVC) these properties is R•7,5. "To provide lands for } , N Public public uses and establish a ` "' Or center for civic uses , serving the Town Center J area." ii • y:. 2, Lake Grove 2.This option essentially N t R-7,5 retains the existing low (LGR•7,5) density residential zoning. ' Public uses(currently allowed)would be , "encouraged"or "recommended"to locate , in the Village Center area through comprehensive plan policy and a • statement in the code, 'i ",,A a J i. • Residential(R- High-Density None—The current code .._.. This is the same as the 0) R•0 does not have purpose current R•0 designation. statements for the `' A . I residential zones. yn i,, '^ Prototypes ih the Mixed Use Commercial Zone " The Town Center process has included discussion of building"prototypes"in order to ,{ advance the concepts of compatibility,integration,and planned transitions between the Town Center and residential use,The prototypes are a tool to establish transitional design ; standards the progress from Booties Ferry Road(most urban standards)to the low density J'" . residential boundaries(most residential-like standards), The prototype concept was : Fw ' developed by Urhsworlks—the text of their report is attached, Potential Uses ' The following is generalized summary of potential uses to be considered for each of the 1 mixed use Town Center zones. As with all the ideas in this memorandum,the list of potential uses is to be considered preliminary and subject to further research and discussion. The table below lists,by new zone,what existing zone should be.used as a starting point for the use list, and, What modifications to that existing use list should be considered, This format lends itself to comparing the proposed use lists to the existing code, 5 , , .,' Janke Grot'o 76011 Center—Maid Use Implementation Concepts and Options • 4 .,it. • I)ist'tlssion I)r.'11�f''f87'Of'1 005 ' Ott►k Inc, • . .: �AKTP?1, ,' - ' a ', , ' r • ^ a w '� 1' N"h ;' • III' r r d t Y :1 !.. t 1 h f:. 1 t M a •.• .. Y• P f • .',., Working Title of Potential New Zones Generalized List of Intended Uses . " Lake Grove General Commercial The General Commercial(GC)zone is the . ,' starting point for the use list for Lake Grove General Commercial, .i t;,c Changes to existing GC to consider: ' • Auto sales—change permitted to i., 1 ',, prohibited. • ;.¢,,,- • Restaurants with drive-up windows— change conditional to:new ones �{ prohibited;and,existing ones retained as a legal conditional uses. �� r'T I• • Mortuaries—change permitted to prohibited. , �, • Car washes-change conditional to:new .: ones prohibited;and,existing ones ., ' .,' .ei retained as legal conditional uses, i ,, *.. I • Equipment rental, and,Equipment service/appliance small engine--change v 1 '. permitted to permitted as accessory use. ~'. ti • Lake Grove Mixed Use Employment The Campus Research and Development (CR&D)zone is the starting point for the use • ,-., a list for Lake Grove Mixed Use Employment, Changes to existing CR&D to consider: .1r • Special residential uses—change ., prohibited to permitted. ' • Markets under 25,000 sq, ft.,specialty food stores, and, retail sales over 20,000 sq,ft,—change prohibited to permitted. " • Services to buildings,cleaning& • exterminating—change prohibited to 3' permitted, ■ ldotels/motels, hospitals, and, ambulance service—change prohibited to permitted, • Light manufacturing, and • manufacturing—change permitted to • • prohibited, , .. T_ --- _ t . ,,* , .. • . ,. Lake Grove 7bwti Ceuta!&-hand tise lteptementatibh Cotlaepts gild Options biscttssiau Di u t CONS Q G Otak hid, %AA V i R.I } : 1: ' : 1 d 4 a I+ 1�^'l N.; -4', 8 f .! • a . r { •' ,t • M S dew �5, • �: • i' al' y. 1. n 1, 1 f ' " Lake Grove Mixed Use Commercial The GC zone is the starting point for the use ra 1; : list for Lake Grove Mixed Use Commercial: ' •?. Note: it is assumed that the prototype ..' concept will be applied in the LGMUC— , c:'A additional use provisions may be identified "' _t. r '� as appropriate in specific prototypes. ., RY Changes to existing GC to consider: a••� +,; • • R-0 residential—allow on ground floor , �t. • except in prototypes 4-6. :; ■ Market over 25,000 square ft,—change ' °- permitted to conditional. s Bakery over 5000 sq,ft.—change '" permitted to conditional. • ,' • Retail sales over 10,000 and 20,000 sq. ft,(2 use categories)—change permitted l. *I."' to conditional. • Auto sales—change permitted to : • prohibited. ° ., " • Restaurants with drive up window— retain conditional status for existing, and change to prohibited for new. • Mortuaries—change permitted to d prohibited. • Car Wash—Change conditional to 4.: prohibited. • Vehicle repair shops—retain conditional '" • " t,,„ • 4, use status for existing, and,change • !. conditional to prohibited for new. .• : { • Auto service stations—retain conditional use status for cxieting,and,change conditional to prohibited for new. • Hotels/motels—change permitted to conditional, -„' • Hospitals—change permitted to „ conditional, ` " • Lake Grove Village Center These parcels are currently zoned R-7,5, y ; where major public facilities(e.g.schools, libraries,parks)are conditional uses: „.h .. Options available to the city: ;;, • , ' • !r 1, Create a new Lake(trove Village Center • 7— Litho Grove'town COMle!'--Laid UsoIn)plt'iiwirtatiun Concepts and Options , • Diicussinti Drul't 3.3�'•O3 007 a' Otrik Inc', 4' ,'. �?, , f, dti u : s• ,. 5, a.t • „, zone that allows public uses either ;• outright or conditionally, The Planning • , r ;�• ' �' Commission would also need to determine if other uses(such as �, ` v,: residential)would be allowed, and at . • ';�. what densities, � ,. 2. Retain the R•7,5 zoning and encourage `; public uses through comprehensive plan t tr� policy, tr• "M1 4 ;' ' No change from existing. • High•Density R•0 tF• Potential Standards As noted above,our preliminary recommendation is that the Town Center zoning framework should be implemented as a new chapter of the code,as was done for the West Lake Grove Design District. Similarly, the development and design standards should be d , coded in a single, new chapter called Lake Grove Town Center Standards. " roe purposes of this memorandum,"standards"are organized into two categories;(1) ti ; ., development standards(e,g,setbacks,lot coverage, building height);and,(2)design ' ': . ' ,' standards(e,g,circulation routes,landscaping,building design), The distinction between y.� ''r development and design standards is simply for communication purposes in this memorandum—the city may organize the code however it chooses. ,,. . '. Attached are two documents that suggest potential standards for the Lake Grove Town ;r . ' Center, The first, titled Lake Grove Town Center Development Standards •Commentary , ; ' and Sample Text,is a mark tip of the City's existing commercial standards,LOC 50,11,015, ,, x,, The second document,titled,Lake Grove town Center Design Standards—Commentary , •:' and Sample Text,is an annotated version of the City's existing design standards for West ";.,, r Lake Grove,LOC 50.G7. " Attachments ✓ Zoning Concepts A Recommended Approach to Land Use and Urban Design, , F' ;, . Urbsworks, 2.5.03, 4 Lake Grove Town Center Development Standards •Commentary and Sample Text, +1 Otak luc„ 3.27.03, • Lake Grove town Center Design Standards—Commentary and Sample Text,Utak Inc,, q ;,,1 1 3.27.03, t. i • 8— . + Lake Grove. 7'F'rivn Center+-Land Oso lrnplanientvtion Concepts and Options JDiscussion Limit,7'd .0,7 GO 8 • Otak lrrcl " r • t '—','1...;*:'-' +1 ` 1 1 r r.i} h`' t( a f( 4 ' . ,! 1. '' 0 y • • y . T ' ( '^ '. • Lake Grove Town Center Development Standards P.t c.; Commentary and Sample'I'ext , Discussion Draft—March 27,2003 } Introduction This document presents draft development standards for the proposed zones of the Lake Grove Town Center. These standards are intended as a starting point for the '. x City and stakeholders to use in crafting implementing land use regulations for the '': '' Town Center. ; An excerpt from Section 50.11.015 of the Lake Oswego Community 1• „., Development Code has been used as the basis for this work. The existing text of T a this section is included below, along with the suggested development standards - " for Lake G rove, T his format is intended to help facilitate an understanding of 1 how new and existing standards compare, • Base text from Section 50,11.015 is shown in plain type, Draft Lake Grove Standards are shown in bold type. ,• 4 Abbreviations 4. P . t u•: '' LGGC Lake Grove General Commercial , LGMUE Lake Grove Mixed Use Employment tl LGMUC Lake Grove Mixed Use Commercial P2 Prototype 2(of the LGMUC zone) •t,>', P3 Prototype 3 • P4 Prototype 4 P5 � Prototype 5 }•, �' P6 Prototype 6 . ,• •P Code Commentary and Sample Text ;; Section 50,11.015 Site Development Limitations, ,.". (1) Except as modified by LOC 50,11,020 the following site development k " limitations apply in each zone: 1. Required Yard Adjacent to residential zone; ' Q.. ,_ " ATTACHMENT 2 '+ Page 1—Lake Grove Town Center Development Standards + Discussion brclfl 3-:7-03 009 a - '�., Otak Inc. `i. H + 1 a" ,. •FIN�'(J2) { '4n• f .a, 4{,•'� ,1� • :1 II1 .,' ,aa '' ' r a q e. 1 ,', 'x ,,ti 1 ! R' h 3' t �'x e` ? er y x.. r , From a Structure 25 feet • _ NC, GC, HC,, OC, and ' . From a parking lot 10 feet EC zones From a vehicular 5 feet •a' '", accessway '" LGGC LGMUE LGMUC (all `.. prototypes) `: .:. , From a 25 ft. 25 ft, 15 ft, ,' " • „f Structure w :r 1 ',, From a 5 ft. 10 ft. 5 ft. parking lot y 4 i J' From a 5ft. 5ft. 5 ft. -- _ ; • `" , vehicular accessway An accessway shared by property zoned commercial and residential is not subject , • A to the yard requirement. "x 1A, Frontage Requirements,Build-to Lines,Side and Rear Yards t , . : ' '', i , '. ' Frontage Build-to line Build-to line Build-to Side Rear •ti , ', standard minimum maximum(2) line yard yard , • --1 ^ -:, (2) preferred :.r (2) 9. LGGC None 0 30 ft. 10 ft.(1) 0 0 ' . ° �, + ^`k . w LGMUE None 0 30 ft, 15-30 ft. 0(4) 0(4) t"'';,; for Kruse ?' 4. . • x Nay. 0 ft. for °: h .i other t: streets, .. ' ' LGMUC 75% (3) 0 5 ft, 0 0 0 c ," P2 —� lr t LGMUC: 75'% 0 5 ft. 0 0 0 ^r 1 , —_ LGt �5 20 ft. 10 ft, 5 ft. 10 ft. LG11l.0 None 5 ft, . P4 LGMUC None 5 ft, 20 ft, l0 ft, 5 ft, 10 ft, Page 2"-Lake Grove Town Center Development Standards '` ,, ' bi cusslort Draft 3-27-03 010 `� Oiak Inc, xx " y ' �•. '' I.Si . " r • ,1 , d,, r , a ' ;ta t P5 f a LG3/lUC None 15 ft. 25 ft. See note 8 5 ft. 10 ft. +t' PG p' (1) 10 foot landscape area required unless active pedestrian area (outside •^ seating)is provided. " ' ',„ r . (2)The build-to line may be adjusted for major trees (trunk diameter of at least 8"at 24"above grade. (3) The building frontage shall be at least 75% of the lot frontage. 60% of A' the building frontage shall be within the build-to area. (4) When side or rear yard abuts a more restrictive zone setbacks shall be '. fifteen(15)feet,Ten(10)feet shall be added to the yard setback for each ten(.10)foot increment in building height over thirty-five(35)feet. The following uses may be allowed within a setback area that fronts on a 'r.' "k. public road: �� ,7 P ;".• .,t a. landscaping t , b. bikeways,trails,pedestrian walks and plazas : ti c. access driveways " .„ d. bus shelters and other pedestrian amenities,and, ;i y '' e. identification signs. ` The following uses may be allowed within perimeter setback areas that are a ,; adjacent to other site areas: . , ; ,`, a, landscaping ; A" ;' ^ b. bikeways,trails,pedestrian walks, . ' "" ' patios,courts 'i'^" c, on-site directional signs A :'u ,'. d, coordinate joint-use circulation drives, parking, loading, *•.� • recreational activity areas,plazas,and r , t e, coordinated joint-use structures, subject to provisions of �� 1:w'' the Uniform Building Code, aV u •a „ .'• 2, VAR Maximum ' 1 ` ° :e, NC=0,25 : 1, (except as determined by the Comprehensive Plan)(see ^ Appendix 50,11-A) ':L, Y ». OC=0,30: 1, ' s a Mk EC=3,0, 1, i... LGGC =None ' L,GMUI:=3,0:1 ., LGMl;1C= 1,0:1 �` .1 ' ` 3, Lot coverage: ' y' `."� Page 3«.Lake Grate Town Center Development Standardsto ' I)I rt(ssiou Drglii 3>2M3 Oil ,. Oak Inc. y :''ij ,N.. pl NC None 1 6 GC 50% HC 50%u �, a • OC 25% a EC None .0 . LGGC 65% - LGMUE 65% LGMUE—P2 65% x )r ' LGMUE—P3 50% • , • .,{ • 50% . ' LGMUE—P4 ..., LGMUE—P5 50% LGMUE—P6 50% ' 4' Vehicle Trip Max; OC=10,2/1000 sq.lt.floor area z,t 5, Height* • + ' Structures placed closer Maximum height of 40' ., •' than 60' to the property minus one foot for each f line of a lot which foot less than 60' the j` carries any residential structure is from the 4 4 + " . zone designation residential zone' NC,GC,HC,OC NC-35 feet �;,„' yr• All other circumstances � ,:, GC-45 feet - HC-60feet OC-45 feet , LGGC— 45 feet ,i ' ye,. LGMUE—60 feet ,, LG MUC P2—50 feet • ' LG MUC P3*50 feet r;tra �A" LG MUC P4-35 feet ,�+`• LC MUC P5—35 feet ;, ' LC MUC P6-35 feet m Lot Abuts DD zone 40 feet { Lot is within 120 feet of 35 feet k a lot zoned R-6 or R'7.5 __ .-- rt ,i Page 4—Luke Grote Town Center Development 5tandurtls Dlscussinft Draft,-h 7 O3 01 a r Otak Inc, o`. r� J° ,N AN t3�) v• L+ ' ' 6Y r r' k • �'�' N.' ri+ .1 i ,' • '' J 1 'c:1 ¢ • e t 'j.rF r •J 'a " a '� , •fi, 1,'.,,.<. i,. . jl '• .. S� .I � t,., t; a a (, �.�: • EC Lot is within 120 feet 45 feet 'y.1 ; and 240 feet of a lot ,. : i; zoned R-6 or R-7,5 ;"•` e. �.5 . All other lots 60 feet 4° 6 *The measured distance is exclusive of intervening public right-of-way if any .,,, .,b° exists.This paragraph applies to LOC 50,11,020. . ,it If a dimension or requirement is not shown it means there is no minimum or '.. maximum,but that a requirement may be established at the time of Development A 1 Review Commission review, (2) CR&D Zone, •r ' A, Required yards Minimum Perimeter Setback;Fifteen(15)feet. (1)The following uses maybe allowed within a perimeter setback area •.:,,. ..», which fronts on a public road; a. landscaping 1 �' b. bikeways,trails,pedestrian walks and plazas c, access driveways c, d. bus shelters and other pedestrian amenities,and, ; e, identification signs. . (2) The following uses may be allowed within perimeter setback areas a i u. ' lY which are adjacent to other site areas: "i. : ,, ' ', a. landscaping b, bikeways,trails,pedestrian walks, ,i. t� patios,courts .1' c, on-site directional signs ... '" d, coordinate joint-use circulation drives, parking, loading, w ^', 'Y J, recreational activity areas,plazas,and e. coordinated joint-use structures, subject to provisions of the +' Uniform Building Code. " ^ ' B, [reserved), "v ',l. 4,, ° . .q C. Lot overage,T he m aximum 1 of coverage for all structures shall be w fifty-five (55) percent of the net site urea, after any required dedications for :.*„I roadway purposes, A minimum of twenty-five('25) percent of the developed site :�.,,• area shall be used fot'landscaping,natural areas or outdoor recreational use areas, , w`~• ti D, Height, (1) For each CR&D zone the average height of all structures shall not exceed 78',One structure is allowed a maximum structure height of 1 J8',No other V. 1 _f; structure shall exceed 104', For the purpose of applying these height restrictions, ^"r: 's all adjacent lots with a Comprehensive Plan designation or CR&D, regardless of ownership,shall be considered as being located hi one CR&D zone, J q- i. ••t ",. �,. (2) Within 120' of property zoned R-7,S, R�10 or R-15 no structure • , ' Y ' . K : t shall exceed 60', °1 '" E. Access, No direct access from a lot shall be allowed to Kruse Way or ` to Kruse Woods Drive, 1 r : ' .. . Page c-•Lake C7►'ove Total Center Development t S'ta►ulardr .,a Discussion Oran 3-27-0 8 ° 01 . ti ., Otuk Inc. ' u t .. 1• ; AA.thx1 H. ' ..1 " ' •y , lI' J �•N- 9 h • e1 J a • + I% •M {.i '' r{ y'y . A,..; n"� ,. Y:°. .:4*:..,4 , • 7 . a "1 , y ; .. '.. .t { . `•,, ,f es ,.r,;." J a ''•n I r' 9 F, [reserved]. '',� G, No major trees(a tree with a trunk diameter of at least 8"at 24" above grade)located within 30'of the Kruse Way right-of-way may be removed, ' + A, Required Yards (1) Minimum Front Yard Setback; Fifteen (15) feet. Structures on r, „ corner lots shall observe the minimum setback on both streets, ,'• +y •:,•': (2) Minimum Rear Yard Setback: None required except when rear a• , • :i: " yard abuts a more restrictive zone. When rear yard abuts a more restrictive zone . setbacks shall be fifteen (15) feet. Ten (10) feet shall be added to the rear yard . , setback for each ten (10) foot increment in building height over thirty-five (35) feet, { (3)Minimum Side Yard Setback: None required except when side ....( ' yard abuts a more restrictive zone, When side yard abuts a more restrictive zone, .. setbacks shall be fifteen (15) feet. Ten (10) feet shall be added to the side yard setback for each ten (10) foot increment in building height over thirty-five (35) j� 7_ feet. i B. [reserved], � � C. Lot Coverage-no limit, ' D. Height, 95'maximum, except in the MC zone located south of Kruse ` I. s". Way and east of Bangy Road,within which zone for nu more than two structures .P '' the maximum allowable height is 175'. For the purpose of applying these!teight ` 3 restrictions all adjacent lots zoned MC, regardless of ownership, shall be considered as being located in one MC zone, i;� '.• `' E. Access,No direct access from a lot shall be allowed to Kruse Way or { to Kruse Woods Drive. F, [reserved], l "'• G. No major trees(a tree with a trunk diameter of at least 8"at 24" above {- w grade)located within 30'of the Kruse Way right-of-way may be removed, Cross-Reference: In EC zone, see also Downtown Redevelopment District Design Standards,LOC Article 50.65,] ",,,"' • Height Limitation: see also 50,45,010(1)(a) fr.d' ''r ,n,. l `'i- y . fi ' ° ",' a. •. d l' A r al`' 1N :11;Page d—Lake Grove Town Center Development Stastdam is ` Discussion Draft 3 7"03 .v Otak inc, 6 tY ' e IA 7, J,, 1 f. r l'� '+\ 4�• r+�+� 'e .� - •L r • ` r h a { 44 f e. w, r J r ,i `x, ,i' Lake Grove Town Center Design Standards , • " ` Commentary and Sample Text Discussion Draft—March 27,2003 4 ri 1 " ryA, • w„.;.., Introduction 4. ,:•' This document is a discussion draft of design standards for the Lake Grove Town Center. The format used here is a"commentary mark-up"of the West Lake Grove District Design Standards(LOC 50,67). The existing text of Article 50.67 is shown in plain type. t•,^ ^" Commentary and sample text to consider for the Lake Grove Town Center are shown in bold type. • y LOC 50.67 is suggested as a starting point for the Lake Grove Town Center because: (1) It is recent work that the community participated in drafting; (2) The codification format is already familiar to staff and others involved in Lake Oswego land use reviews; (3) + Many of the issues addressed in West Lake Grove are applicable to the Town Center. • a k _ It is important to note that while there are similarities,between West Lake Grove and the ° ' ' Lake Grove Town Center,there are also key differences. Unique aspects of the Town • ' Yi Center include: • a • ■ Lake Grove is designated a"Town Center"by the City and Metro, This designation + implies that the land uses,transportation options,and design are more urban and -,a mixed in nature than areas like West Lake Grove. ,,; *' ' 11 Many properties in Lake Grove are in a"committed"state of development,where a ,r ' incremental remodels will occur over the short term and redevelopment is a much f r '. a longer term prospect. In contrast,West Lake Grove will be complete redevelopment >' 4 ; of underutilized parcels, A ii There are more zones and varying site conditions in the Town Center. • There are numerous site specific needs that have been identified during the Town Center Plan process,many of which can be addressed through new zoning standards, • i -N • One of the fundamental concepts for Lake Grove is to create planned transitions to • ryu• �. VI , adjacent residential areas that will"bring the Town Center and neighborhoods ` °;. t w together". This is a subtle but key difference from the"buffer and separate"intent .,';r a that underlies the West Lake Grove design standards. ' ' 0 In the Town Center,Boones Ferry Road and the adjacent frontages are highly • 1' constrained, There is less opportunity for the medians,meandering sidewalks and «' ':••t other features planned for West Lake Grove. ' The commentary and sample language suggested below focus on select provisions of the , a "4 i ,. "-. base text, This document is not intended as a cover-to-cover mark-up of LOC 50,67,but V .. rather,suggested direction on key provisions needed for the new Town Center code, There are many provisions of LOC 50,67 that arc not applicable to the Town Center-�it ,, 1.,,' Page i*Lake Gi,ove.Tonga Center DesignStandards Commentary '' Discussion Draft 3-2143 ATTACHMENT 3 Otak Inc, 015 ''' " -, ,I:.,. , I• • ,,.y, a `.." ., •", ,;, ',e - + •t. � 41 ,, '• f r x .. tiJ tr' " ,,f -n w wT a.- .•-•''' v v.4 ! - •.. ,•• 417""',;,..-4 is assumed that staff will conduct a thorough identification and red-lining of those , sections, d a.• ti ' , Code Commentary and Sample Text w• ' 50,67,005 Purpose. *` ' These provisions are intended to implement the Lake Oswego Comprehensive Plan and the West Lake Grove Design District (Appendix 50,67-A,Figure 1)by specifying allowed land uses and providing design and development standards to ensure; ; _, , 1. The characteristics of allowed land uses arc appropriate for this location in •;`,f terms of function,transportation characteristics,and compatibility with nearby residential . uses; P': r' 2, Development of specific transportation improvements necessary to; f a, Minimize impacts on adjacent local streets through measures such , .. .. as site planning,building design and building orientation, •1 ` b, Allow for efficient and safe shared access to Booties Ferry Road to i 4, SPA . minimize traffic conflicts; • "•'" c. Ensure cohesive internal circulation and cross casements between { w .4' all properties at full development;and . d. Provide for pedestrian,bike and public transit facilities, y•• 1fK�" 3, Effective buffering and screening occurs between land uses allowed within q,• ;,- the West Lake Grove Design District and existing single-family residential neighborhoods. e, 4, The creation of a built environment complementary to the existing character of Lake Grove which includes: , ".: i, a. The creation of an aesthetic entry to the City; n n• '4+,'; b, Architecturally designed structures of high design quality sited to ,4w' orient towards the public streets; `� .„,•. c. Conservation of existing mature Douglas Fir trees and other r "': ;`••�'f f significant trees to retain the landmark status imparted by these resources; " ;" 4 fin, 5, High quality site planning and designed landscapes, d •` The above section should be replaced with purpose statements that mirror the guiding principles for the Town Center, The applicable principles include: :." "H• " n ' Page 2-Lake Grove Totter Center Design S'tartdards Coinnwei,tdry , D1srussioN Draft.W 7-03 Q 16 Olak mite. , A k' n hw �Ij C• fi 6 _ f A � A t 4 ' AA.t/ +� d fi ri, ••..'•4 Fr�.'�� < ' ." itl '• _7 4.4. ` �, .. • ' ,•• •H f , ! • -•I+ '.f,�. 1 'e, f. r,tr 1 •.4i.' - 4; = -•,y' ',., . _ Enhance Lake Grove as a vibrant and attractive mixed-use center-Protect and • enhance Lake Grove's economic vitality and unique blend of locally owned , M4,. «,+ •: businesses, Integrate mixed use,land use, and transportation strategies that promote economically successful,compact, land efficient development Create a great street that supports all modes of travel-Improve Boones Ferry Road to make it more attractive and safe for walking,biking, and transit,while still ' r accommodating auto traffic.Design a great street that is the centerpiece of the Lake > y ° r Grove area. ` 4 4 Support and connect with adjacent neighborhoods-Support and implement the ;:? : • Lake Grove,Waluga,and Lake Forest Neighborhood Plans, Identify appropriate ;s " ' `• ,;,, ways to connect and integrate the Lake Grove Town Center with the adjacent • n" neighborhoods. 3. t S -•, �, r ' Create workable zoning and design guidelines-Identify strategies to encourage infill and redevelopment in the Town Center,including appropriate changes in the ,1+ mix of allowed land uses and zoning regulations. Prepare design standards and " , •" guidelines to support the overall vision for a vital and attractive mixed-use center. y, .r Identify physical improvements and catalyst projects-Identify specific e,: r,, improvements that will create the"bricks and mortar"to implement the vision, , +'' Identify key catalyst projects that will leverage additional public and private .,, investment. q° " Meet community and regional goals and expectations-Comply with,and implement,State,regional, and local plans and policies, Specific plans to address include Titles 1,2 and 6 of Metro's Urban Growth Management Functional Plan,the • ' "t,' '' Regional Transportation Plan(including mode split targets),the Oregon . Transportation Planning Rule, the Lake Oswego Comprehensive Plan and . ° ` "'`~.4, Transportation System Plan, and the Boones Ferry Road Corridor Plan. Section 50,67,010 Applicability, The provisions of this Article apply to all development in the West Lake Grove •� Design District Which consists of four zones•-Office Commercial/High Density .;: Residential(OC/R-2.5),Office Commercial/Neighborhood Commercial(OC/NC), Townhotne Residential(R-,2,5)and Live/Work Residential(R-2,5/W)as described ur below, Allowed land uses shall be developed in accordance with the design and r' •„ ' development standards within this Article in addition to all other applicable Lake Oswego codes,standards and regulations. 4,'.r M1 The above paragraph can be shortened as follows: ' "The provisions of this Article apply to all development in the Lake Grove Town 4• " " +'ti' M, Center, Allowed land uses shall be developed in accordance with the design and ' development standards within this Article in addition to all other applicable Lake :A;;� .,R ' - . 0 Oswego codes,standards and regulations," `• t Page 3-Lake G�•at'e Town Center Design Standards Cottitnentwy S > •w• Discussion Draft 3„21-O3 01.7 •, Oink Inc. r i M1 M AA(32) , "1 a, • " . ' 5, rr q w s.,. s i�. u. 1.m aY ,d •♦ k r; I Y i • N.,o - 4 a' ' In the event of a conflict between this Article and other Lake Oswego codes, standards and regulations,the West Lake Grove Design District standards shall apply, •� a. 4. 4. Section 50,67.015 West Lake Grove Design Standards. R a ". This Article provides for two levels of design and development standards to implement the West Lake Grove Design District. The first level are those overall design w a I ^: and development standards which apply to the entire District. The second are those "."' standards which apply specifically to the OC/R-2.5,OC/NC,R-2,5 and R-2.5/W zones, f �' The above-described two-tier approach to the standards is appropriate to the Town a `, Center. Section 50.67.020 Standards Applicable to the Entire District. 1, General Requirements: a ' " ' • w. Development which occurs within the West Lake Grove Design District • • (Appendix 50.67-A,Figure 1)shall create an aesthetically pleasing entry into Lake Grove ' . through the following design elements: a. Architecturally designed structures of high design quality that are • " in scale with the site,in proportion to similar buildings in the West Lake Grove Design District and which utilize a pleasing variety of harmonious earth and muted tone `h materials,colors,finishes and textures; r: N R s b, Conservation of matu • re Douglas fir trees and other significant trees a' R,: a T u to retain the landmark status imparted by these resources; M • M4.r , c. Orientation of building entrances shall conform to the provisions of LOC 50,45,010, • d. Buildings design and orientation shall be provide for effective screening and buffering of the subject properties from adjacent residential neighborhoods; j.H+ e, High quality designed landscapes involving native plant materials ''. or those which have naturalized to the locale,which will grow to significant size and ' impart seasonal color and interest. '"„;: 'y Potential edits: ` • Introductory paragraph-Consider substitution of "vibrant and attractive mixed f use center"for the"aesthetically pleasing entry"phrase. 0. A j1 11X.. I. "' Page 4--Lake Grove Town Center Design Standards Counnentaty Discussion Draft 347-03 Otak Inc. a' h th ) ' Wl , k, ., n q:'' ,•x. • t',x'1 I. r a ' K a,... . .:, , N. • N , 4 A , 1a-Retain the theme of"high quality"but edit to reference scale and proportion to "implement the purpose,planned character and standards of each zone district"as opposed to"similar buildings". ' lb-Reference the LOC as the benchmark for defining major trees,and add ~� { 'w r '� language that recognizes that tree conservation is a balancing decision that is made 4.'„ in the context of development that is permitted by the code. j' ` • ld-Rephrase the"effective screening and buffering...from adjacent residential n neighborhoods"to something like"effective transitions that promote compatibility , '4 .%, and integration with adjacent residential neighborhoods". The key here is to craft , ,,,• • • language that is different from a "buffer and separate"policy,but still serves to r ? protect privacy and residential character in adjacent low-density residential zones. Aw '3' _ a • a a 2. Streets and Circulation: t M t Access to Boones Fer y Road,new streets,internal vehicular driveways, a= � parking,pedestrian and bike facilities shall be provided and developed in accordance with the Streets and Circulation Element of the West Lake Grove Design District • [Appendix 50,67-A,Figures 2(a),"Auto Transportation and Circulation",2(b),"Internal Parking and Circulation"and 2(c),"Street Pedestrian Facilities and Pathways"j. .. f' •,,.'' , Through provision of shared access and driveways,parking and pedestrian a „ , n, system,development shall occur in a manner to ensure the phased construction of the n.x planned circulation and access system and in no circumstance shall prevent the development of a cohesive access and circulation system, Furthermore,public bike and ",,, pedestrian facilities shall be provided on both sides of Boones Ferry Road as illustrated by Appendix 50,67-A,Figures 2(a),2(b),and 2(c). Appendix 50.67-A,Figures 3(a), ";'' 3(b),3(c),3(d)and 3(e)illustrate the desired design treatment of West Sunset Street, Lower Boones Ferry Road and a pedestrian path intended to serve a portion of the R-2,5 „w 1 Town Home Residential Zone. `J The number of access points on Booties Perry Road shall be minimized t through the use of consolidated driveways sufficiently wide enough to allow for `, ": simultaneous ingress and egress. This shall require property owners to agree to construct, or share in the cost of consolidated driveways either: " . .L: a. At the time of development;or 5• ., b, At such future time when sufficient land area is developed to make " driveway consolidation practical, if it is impractical,duo to the timing of development,to develop '" t '' * . " • consolidated driveway access for more than one parcel,the location of future • consolidated access shall be determined by the approval authority based upon the: Page 5 Lake Grote Town Center Design Standards Com nentary Discussion Draft 3-21-03 el 9 _ Otakl tc. ;, a u. +a a r. r AA(S2) ' ,. • ..**,t_ , a , , , - -.1. r 'x .. ,, ., n )- �, H •W p 4 . .•Y. ' L.7‘• + •. h r•ti. i '' N r. �`;.. h�.�.,n r Y... ✓. .., .. yy ' 5 ' gt Yg^ .4 • ,-. A .,..• i. Streets and Circulation Element of the West Lake Grove ": Design District[Appendix 50.67-A,Figures 2(a),2(b),and 2(c)]; N` ii. The ability to serve the maximum number of land uses and properties; iii. Traffic safety and operational characteristics;and iv. Use of more than one property to ensure future consolidated access,such as at property lines. • . , The approval authority may approve interim individual driveways access ' • • *iv,.,y '' to Boones Ferry Road subject to the findings of a traffic analysis and the condition that when adjoining properties develop,permanent shared access be developed pursuant to this article, In circumstances where the location of permanent shared access is not in the same location as an interim driveway,the driveway shall be removed and the area ; `r .•v landscaped or otherwise integrated into the design of the subject site under the provisions " . of this Article, Driveway consolidation shall require the execution of reciprocal,non- �r>" revocable easements in a form necessary to ensure unimpeded property access and driveway maintenance. i • All driveways shall include safety features such as changes in surface material,signage and lighting to alert drivers to the potential presence of pedestrians. • n'• 5 : Y. ., • The above section provides a good base of text to be used for the Town Center. The , substance of the standards should be considered for use nearly as written. The ' J references to the maps and diagrams will need to be edited to reference the four ' _•',' , transportation maps being created for the Town Center(Streets,Pedestrian y - Facilities,Bicycle Facilities and Transit Facilities). " 3. Off-Street Parking; In order to maximize the development potential within the West Lake Grove Design District,shared parking between different business and land uses shall be `` % ;•• allowed pursuant to LOC 50.55.010(d)(ii)a-c as follows; y " , Parties involved in shared parking arrangements shall enter into reciprocal o " agreements,acceptable to the City for such use,by legal instrument which shall also provide for continuing maintenance of jointly used parking facilities, . rouf The above section is applicable to the Town Center. , �ti • 4, Pedestrian and Bicvele System; ,,, Page 6•-Lake Grove Town Center Design Standards Cot►une►tali' • ••_' 4 Discussion Draft 3.21.03 .y _ Otak Inc, A'w 0 .4- w 4 ,F AA.ria21 ti'� b� . - Fro yr +1 +1. .\:r . 1 , d •• a y,' r q , u R f ° • ., ti • F 1 , w a '', r •� ;J; ' Continuous and connecting hard-surface pedestrian pathways,including a ` continuous meandering pathway on both sides of Boones Ferry Road,a minimum of eight feet in width and accessible to the public,shall be provided throughout the West Lake Grove Design District pursuant to Appendix 50.67-A,Figure 2(c), The location and 1 � x radii of the pathway shall ensure a sufficient setback from Boones Ferry Road to allow •. for amenities such as effective landscaping,street trees and lighting, The above section is very specific to West Lake Grove,where there are frontages ;• ; with sufficient land for a new meandering path. The City should consider a more •,`•, �;; N generalized policy for the Town Center that might read: v .''; "Continuous and connecting hard-surface pedestrian pathways shall be provided "� consistent with the pedestrian network and bicycle network maps included in the • ..t......1- ." comprehensive plan. In addition,the approval authority may require additional pedestrian and bicycle facilities necessary to provide direct,safe and convenient i' routes that encourage walking and biking and provide options for circulation." "• •p „ These pathways shall provide access to all Design District properties and , to the public pedestrian system in the surrounding residential neighborhoods and Lake ' Grove Commercial District, Pedestrian pathways shall be a minimum of six feet from the exterior wall of any structure, _ A walkway shall be developed as illustrated by Appendix 50,67-A, • Figures 2(c)and 3(d)to provide continuous pedestrian access to townhomes developed Within the north portion of the R-2,5 townh . ome residential zone. r. .I` •' If inadequate right-of-way exists within which to construct the above eight °..., foot wide meandering pathway,then property owners shall be required to provide a i :,' public easement of sufficient size for pathway construction and maintenance. " • ", • The above-cited authority to require easements is useful add appropriate. A more . . generalized phrasing of the above paragraph would be: ' "if inadequate right-of-way exists within which to construct pedestrian and bicycle facilities according to city standards,then property owners may be required to ".t provide a public easement of sufficient size for pathway construction and ,, maintenance:" gym' e .. 5, intersection Design; - , '. Intersections shall serve as design focal points through the application of ; landscaping,surface treatnients and appropriately sealed lighting, Buildings adjacent • "' ,',, within the OCllt 2,5 zone shall,where feasible,orient entrances to intersecting streets to rage 7--Late Grove Thu'n Center Design Standards C'otionentaly Discussion Draft 3.27-03 Oink Inv. 02i ll 4A'l6 J " f d H r '. "� .. fix., .w .'�. .. 'hLp .. _ .. ..,,,. .. -' 4... ,,, facilitate pedestrian usage, Buildings within the OC/NC Zone shall orient entrances to • ''7. :A'•r- intersecting streets as illustrated by Appendix 50.67-A,Figure 4,Building Massing. , 6. Public Safety: ,1 - Intersection design and improvements shall enhance pedestrian safety and "• a»': ease of crossing Boones Ferry Road and other streets within the Design District. Street lighting of a consistent style shall be provided within the Design District. 71 Landscaping Standards_ '' Landscape development shall reinforce the informal"village"scale and ro; character of Lake Grove. The following appropriate landscape styles shall be . a emphasized for residential,office/commercial and neighborhood commercial a,.•, " ' development within the Design District: •! • Informal massing and arrangement of plant materials around buildings, parking lots,and within required landscaped buffers; ' '..• • Rows of street trees within areas designated for neighborhood commercial; • Meandering pedestrian pathways; ° , ' ,� `' • Wide concrete or brick sidewalks adjacent to buildings designated as a Office CommerciaUNeighborhood Commercial; ' • Use of trees which grow to a significant size including native , evergreen trees where possible,and avoiding use of columnar form hybrids. • The above section should be updated to reference an intent to tailor landscape y t �' ' standards to each of the unique zones within the Town Center,such as: r. . , "Lake Grove General Commercial--The overall intent is to emphasize lush landscaping along the frontages of Boones Ferry Road,with flexibility to mix • landscaped areas with active pedestrian areas(e.g,café seating), These standards ' a recognize that properties on the south side of Boones Ferry,between Reese and ,•,. r Bryant,are constrained by small size and high parking demands, Accordingly,they ►.• a have special parking lot and rear yard landscape standards that provide for ' ` redevelopment of the parking areas and provision of pedestrian circulation between • . • Reese and Bryant,when still providing l?ndscaped areas, . Lake Grove Mixed Use Employment—The overall intent is to emphasize continuity .. ' with the landscaping of the Kruse Way corridor,campus style open spaces between :.' " larger buildings,and landscaped transitions With adjacent zones. r q Lake drove Mixed Use Commercial and Village Prototypes—The overall intent Is to create a progression of landscape standards that matches the intended progression ,• of village character along the village cross streets leading to Boones Ferry Rondo ',. 1 ,. The most urban form is at the corner parcels(cog,intersection of Lanewood and ' Page S—Lake Grove Th%vn Center Design Standards Commentary , Discussion Draft 3-27-O3 022 ;... r• ' . Otak Inc. 1 • n i " AAt.11Rl 0 ' - ^'•» 1 0 • 4 ,i, \ ,• 666' f' y<.F • • r ,o v ' . ' 1 ' Boones Ferry Road)and most residential-like form is where the LGMUC abuts R- 7.5(e.g.350 feet east of the Lanewood/Boones Ferry intersection)." ( 9 a. Parking Area Landscaping,Buffering and Screening: . i The overall design themes for parking lot landscapes shall emphasize development of a natural appearing landscape,which utilizes plant materials that are either native or have naturalized to the locale, Off-street parking areas shall be designed and landscaped to: \' `;,. . i. Be buffered and screened from adjoining residential uses; I I ii, Ensure that trees are integral to parking lot design to provide for aesthetics and shade; iii. Be an integral part of a development's overall site plan, taking into special cor sideration the requirement to preserve significant vegetation; iv, Visually mitigate large expanses of paving and allow for alternative surface treatments,such as the use of gravel and other pervious surfaces to ° preserve existing mature trees; i I �~ v. Preserve existing significant vegetation,especially existing i • u ti mature Douglas firs and other significant vegetation. ,r I b. Minimum Parking Lot Landscaping Standards: 1 All parking lots shall he landscaped to conform to the following • minimum standards: i. Trees planted to meet the landscaping requirements for 7 ' '%* parking lots shall be deciduous shade trees of at least three inches in caliper which reach a minimum mature height of at least 30 feet and have the canopy and structure necessary '';, ' to cast moderate to dense shade. ii. Where adequate room is available,large-scale evergreen ' ,, trees such as western red cedar,western hemlock,California incense cedar,and Douglas fir of at least four to six feet in height and reach a mature height of at least 70 feet shall I , be incorporated into the landscape theme" .` ill, Exceptions to requirements(I)and(ii)above may be allowed for circumstances that limit placement of trees such as overhead lines, rG underground utilities and confined spaces. 1 ,; iv, Parking areas shall be divided Into bays of not mote than •.7 Oil eight parking spaces.Between and/or at the end of each parking bay there shall be curbed t ' Page q_Lake Grove Town Centel'Design Standat'ds Catritricuta)V t Disctissian Draft d 7-a# 023 Otak btr. 1 • r 4 yL Art •� 4.__,a iII , ". .� ti t , 4.1. i y ,u. ♦ I y. v , ts�' planters of at least five(5)feet in width.Each planter shall contain one shade tree of at ° least three inches in caliper. The planter shall also be planted with appropriate ground • cover or shrubs at a rate of two 2-gallon plants for every 20 square feet of landscape area. ' ._ : The intervening area between plantings shall be mulched with an appropriate material to a minimum depth of three inches. 11 i v, Parking lots fronting a driveway,sidewalk,pathway or "' public street shall be bordered by a minimum five(5)foot wide landscaped area. Within this area,shade trees shall be planted every thirty feet, Planting of shrubs and ground . '" '• cover and m❑lching shall occur pursuant to Subsection 7b(iv)above. ` vi. Parking areas shall be separated from the exterior wall of a ''� • structure by a minimum of a 10-foot buffer which may include a pedestrian pathway ', and/or landscaped strip, Parking areas or driveways shall be separated from abutting + r "' •.• residential zones by a minimum 15-foot landscape buffer pursuant to Subsection 11(b) ' • b• vii. All parking area landscaping shall be provided with ' ?• underground irrigation. The standards In(a)and(b)above will need to be updated in detail to implement • .; .i the"intent"statements suggested above. In general,the above appear appropriate for the LGMUE zone,and for"larger"LGMUC properties(e.g. those exceeding q ,' about 2 acres in areas). Special standards should be developed for smaller(i.e. constrained)LGMUC properties(including those on the south side of Booties Ferry Y. between Reese and Bryant)and the LGMUC areas. An example of a"special standard"is one landscape island per 10 or 12 spaces instead of Ii. The rationale for ♦;"'.;; special standards is that these properties are small and redevelopntent into Town ; Center character should not be impeded by parking lot landscape standards that make it impossible to add or reorganize existing parking. c, Site Landscaping:: All new development shall install landscaping on at least twenty (20)percent of the development site on which buildings are constructed. This is ' inclusive of landscaping required for parking lots,and landscaping within required buffer • areas,Landscaping may include courtyards,raised beds and planters,espaliers,arbors and trellises, The landscape plan shall incorporate large-scale evergreen tree such as - Douglas fir,western red cedar,hemlock or California incense cedar. , `" • IM' Planting plans shall emphasize development of an informal,natural .. appearing appearing landscape,which utilizes drought resistant plant materials that are either native or have naturalized to the locale. �' Existing significant vegetation,which is preserved as part of an 4 approved development application shall be counted towards Fulfillment of this section. • A ♦' Page l0-•Lake Crave Town Center Design Standards Commentary" Discussion Di'a�t 9-227-0.1 024 4., Utak Inc, #' AA.I 2l 1 ,• •+f,Y • 9 . i' 'g1 1 �i�. y'p 3 ' 4 1 A tl \ 1- 7A �. p ice. » t y I�, •.. �.... .Ai«rF .. }5.... ..�'. ' `1A W-4 •Y ,A I„ •R a ,H • d, Minimum Site Landscape Requirements: r " Minimum landscaping shall be as follows: ; „`•• i. Tree Size and Quantity: One tree,a minimum of 2 to 3 inches in caliper at four and one-half(4 1/2')feet above grade for every 500 square feet of landscaped area, Where site conditions warrant,evergreen trees such as western red cedar,western hemlock and Douglas fir of at least three inches in caliper and which reach a mature height of at least 70 feet shall be planted. ' " ' ' ii, Shrub Size and Quantity: At least fifteen shrubs of a l r +. minimum two-gallon in size for every 500 square feet of landscaped area. All remaining '�' areas shall be treated with suitable mulch applied to a depth of no less than three inches, • iii. Irrigation: All landscaping shall be provided with underground irrigation. iv, Street Trees: One street tree shall be provided within or inunediately adjacent to the public right-of-way and average of every thirty linear feet ; ,, • along the entire development site frontage, �, ,' Street trees shall be a minimum of three(3")inches in caliper,measured four and one-half feet above grade when planted. When trees are not planted in a planter strip or landscaped area,tree wells,with approved grates that provide •' a minimum of sixteen square feet of surface area,shall be provided for each tree, ,, ` Alternative arrangements to a linear street pattern may be implemented at the discretion • , .,. • • of the approval authority. Existing preserved trees within 20 feet of the public right-of- , way shall be counted towards fulfillment of this standard. • In order to provide for a more natural and inforntal setting, , • groupings of trees may be allowed, . v, Exemptions from Street Tree Requirements: Exemptions from street tree requirements may be granted by the approval authority provided the - ; t following conditions exist: 1, Trees would create problems with existing above or ,A "-a underground utilities. ' 2. Trees would conflict with clear vision requirements,n. or 3, There is inadequate space in which to plant trees, However,the approval authority may require the applicant ` to plant street trees elsewhere within the Design District in lieu of trees which would 'r.,,.. normally be required for a specific development. If trees cannot be planted due to ' .. . ,:, innadequate space or line clearance,the commensurate planting of shrubs or small trees • • more appropriate to the area may be required, r' " Page 11 Lake Grove Vow!) Center Design Standards Continental ' Discussion Draft 3.27-03 Olak Inc, 025 1850 -:; W• �� , • .., , r - ." ♦BS As with the parking lot standards,the site landscape standards should be tailored to each unique zone in the Town Center. The 20%of site area may be appropriate for S,• °'- • •'. , the LCMUE,but lesser and more flexible percentages should be considered for the y • other zones. The best way to craft the standards is to conduct a series of site studies that test various percentages and locations for landscaping is each of the zones, ?n -_; With is information,the Planning Commission and stakeholders will have solid basis for recommending specific numerical standards. t t 8, Unifying Design Elements: • y. •y' Development shall incorporate landscape features which contribute to a ry'• unifying design theme and continuity within the West Lake Grove Design District such • as paving materials and textures,lighting,street furniture,signage and plant material selection,especially trees, a This provision should be refined to require a unifying landscape along Boones Ferry f .. Road that has unique detailing associated with each zone. Sy y' • . 1l• y _ ,1•At• A. ..L.•1 ,. 4: • y - u,•.1," • , .y •.� ity y Page I2 Lake Grove Town Center Design standards Conrurcfrtar3' r t Discussion Dra/i 3-2 =03 ` Otak Inc. 026 •id' •ti. • •,,t. •t it J P I i ti , �. 7. .d .y• i 'Preservation of Mature Douglas Fir Trees and Other Significant Y Vegetation: a. Development plans shall preserve existing mature,evergreen trees " and other significant vegetation to the extent practicable. ` 1, , •; b. The approval authority shall have the discretion to allow .: modifications or require changes to the paving standards,such as the use of pervious surfaces,to preserve mature trees, i c, Tree removal shall be mitigated. Where possible,the caliper y i inches of trees,with a trunk diameter of five inches or greater,which are removed shall be replaced with trees of the same or approved variety,of no less than three caliper inches in diameter each,to equal or exceed the caliper inches of trees removed. Where complete mitigation is not practicable,payment shall be made into the City of Lake '; l^' ' Oswego Tree Fund pursuant to LOC 55,02.135. d, A protection and maintenance plan to promote the continued survival of preserved trees shall be submitted for approval in conjunction with any e`. . , development application. A potential refinement of the above would be to emphasize preservation of .,, significant trees,"especially those clustered in groves". F, .. 10, Buffer Areas: %,. Adjoining residential land uses shall be buffered and screened from land uses , within the Design District as follows: c` �, 17Y a. Separation by Right-of-Way: , Where the boundary of the West Lake Grove Design District is adjacent to a residential zone but separated by a public right of Way,buffering {_ • requirements shall be met by setback requirements. "' b. Landscape Buffering There shall be a minimum 15 foot wide landscaped buffer along the entire edge of the West Lake Grove Design District where it abuts a residential zone • • and along the property boundaries of new commercial and town home residential r. �t development which abut existing single family dwellings within the Design District. A ' buffer area may only be occupied by utilities,screening and landscaping. No buildings, ,,� access ways or parking areas'hall be allowed in a buffer area except where an access ' .. way has been approved by the approval authority. The buffer area is required to be landscaped as follows: Page i I—Lake Grove TownCenter Design Standards C`ommtenta*, Discussion Draft 3-a7-0:' 027 ., Utak Inc, . V Wy.� W1 ',AAn( 2J , • ' ! a • J f i y 'j `' t' i. One row of 2 to 3 inch caliper deciduous trees,spaced no ` ; 0 more than 15 feet apart;or one row of evergreen trees not less than six feet tall and P , S ,r � spaced no more than 15 feet apart,or a mix of evergreen and deciduous trees planted 15 feet apart. 'a' • • *," ° ii, Ten shrubs planted a minimum of 5 feet from each other _ which shall attain a height of at least six feet within three years of planting. • • . iii, The remaining area shall be planted in ground cover and °. M° mulched with a suitable material to a depth of three inches. .. M r ;r c, Screening: Screening shall be provided by a six-foot tall wood or masonry, ,''. i Y a •::, .. sight obscuring fence or wall, The unfinished or structural side shall face the use to be Yx v screened,• ' Y,. The above buffering and screen provisions are appropriate to West Lake Grove and selected are as within the Town Center(e.g.the LGMUE district and larger parcels i" Within LGGC). As With other standards,they should be reviewed in detail for y application in the Town Center. "' In the constrained area on the south side of Boones Ferry Road between Reese and N r'� Bryant,a special buffer standard that allows a pedestrian path along the south • ..j �'° °" property line,coupled with site-obscuring fencing and/or landscaping,should be a • •o=r.y Y•- "�.-, •,,,,, allowed. A 15 foot landscape buffer is not appropriate in this area. N. y�Nl, Y ',° Where the LGMUC abuts low density zones,the prototype 6 development standards = 'should be applied so that building scale and front yard setbacks match adjacent ,,° t r residential character. Under these circumstances;there is little to be gained by a 15- •.; foot landscaped buffer/screen that reduces the useable portion of the town center property. 11, Noise Mitigation: '- • } The approval authority shall require a noise mitigation plan when the N�' proposed development is reasonably expected to produce noise that can be heard in the , Y LL,. �; abutting single-family residential districts above ambient residettial levels, The development proposal shall incorporate noise reduction designs into construction of the development,and/or provide for additional noise reduction procedures to be implemented '.: in order to reasonably reduce noise from the development so that it cannot be heard in the • :: ° abutting residential district above ambient residential levels, ", ,, • ,.. -,. 0 ,. :,.... : ... „,, Page 14--Lake Grave Town Center Design Standards Commenter.), .� Discussion braf13-27-03 028 Otak Inc, • N - 1 N Y �1 - �Fri t 4 •' 1 T• �M ` "; 12. Signage: , Signs shall be limited to monument,blade and wall signs pursuant to LOC '; Chapter 47. Entrances to parking areas shall be specifically indicated through pedestrian-- � j scale signage and lighting. 13. UnderRrounding of Utilities; All public and private utility services shall be placed underground, r' w a w 'p 14, Building Design; Buildings shall be architecturally designed with a residential character and , ":, theme that reflect the architecture types that are historically indigenous to Lake Grove and Lake Oswego, Building character should reflect the residential English Country or Cottage style,borrow from the Arts and Crafts tradition,English Tudor style and the v American Rustic Style. Elements of these styles which can be used for both residential, office/commercial and commercial uses within the design district include; e Complex Massing; - • Asymmetrical composition; • Masonry and wood as exterior cladding materials; • • An intimate,pedestrian friendly scale; " f • Richly textured and visually engaging facades,and ;`�' b'' , ; • Lush landscaping and border plantings. Evaluation of the appearance of buildings and their conformance with " » , '°, these standards shall be based on the quality of design and relationship to the » ,i surroundings. „ • The following building design standards shall apply to all office and neighborhood commercial development which occurs within the West Lake Grove \, ' Design District: a, Monotony of design in single or multiple building projects shall be , interest avoided. Variation of detail,form,and siting shall be used to provide visual as .. follows: ••,ry • .' ,; i, No continuous blank walls shall be allowed along , » pedestrian and vehicular ways and shall not exceed 25 linear feet without recess or • change of plane. Pursuant to Appendix 50,67-A,Figure 5 at least 50%of the ground floor walls within the OC/NC Zone shall consist of windows, Windows types shall consist of double hung or divided lights, Large Plate glass windows and simulated ' ,. divided lights are not allowed, •} 1 J,aNx ,f' I. Page I3•-Lake Grove Town Canter Design Standards Cottunentary + 6, Discussion Dealt 3-27-03 Z ,.r' Otak Inc, a». , t' AA,.t3. �" ., L ^, ' 4 •, r • x �+ Y Y ,+ i�,+ A F t ry - i N � M ti. � � � .r. ep { - o '' .a '.p a : ...' A "' ,.e . + .. •JI :4t 11•e. 3 ii, Buildings shall use materials that are architecturally t • , harmonious for all walls and exterior components. Materials shall be durable and of high quality. • "` �p.. Materials for building walls may consist of; • Wood Shingle; • Brick; • • Stone-granite or concrete at street level of Office- `:e Commercial/Neighborhood Commercial at street level only; • Horizontal lap siding 1. " " • Stucco and timbers on gable ends only, Lip{w The following exterior materials are not allowed; ^+ a •EIFS or other synthetic stucco material; . ti .Metal panels; •Flagstone; '• =,„ "Plywood Paneling; • i:• ,, 'Vinyl Cladding; t "Composite wood siding of any kind; •Mirrored glass `. r "Standard form concrete block(not including split faced, ; _ � colored or other block designs,which mimic stone,brick or other masonry),and oBaek-lighted fabrics 'w` .� iiil Buildings which abut the office and neighborhood :'„, , +.-g commercial zones shall incorporate a combination of the following design elements to p foster a comfortable and interesting pedestrian experience; • Modulations of scale; H " • Definitive indoor-outdoor relationships; ' t • Harmonious materials and earth and muted tone per. 4, colors and compatible color accents; • Outdoor Lighting and other design treatments, Other architectural features such as awnings,arcades,bay windows,projecting balconies shall be required, • iv, Pitched roofs arc required and includes pitched gable end • or hipped roofs, Small areas of flat roof not visible by the public or from adjoining µ residential areas may be allowed where necessary to accommodate mechanical • I. equipment. 1', • 1 -`e' e+; '" '' • Page 16-Lake Grove Town Center Design Standards Cotinnientary ,• ,•_ Discussion Draft 3-27-03 ry Otak Inc, V ` i ',. AA,.43 5 ♦ l" v: i L t .,N., ;' „' ° • ) ..+ ,"n,,. � .• •.ni_�;+ f s.y,i, .,.,• s r ?. ,�. ..,f ..,•ll" .. 4, w7 ..,•..s!,"1 't,. I.' ..ti ::4, .{, • n . ° • Roof materials shall consist of either cedar shingles or three -' tab composite shingles in dark gray,green or black colors. Metal roofs,colored roofs y ,. ° '',' (red,blue or tan colors),and mansard or decorative roof forms are prohibited, '� ' v. Building entrances shall be located for visibility and ease of „r ,'` pedestrian use, Entrances to upper floors shall be located so as not to conflict with street level activities and pedestrian use, '" vi, Building vents and mechanical devices shall be screened a `'', from view with materials harmonious to the building. Exterior site elements such as storage,trash collection areas and noise generating equipment shall be located away from ' ►7- ''., abutting residential districts and sight obscuring fencing and landscaping shall be used to • ° • screen and buffer these features, " "a vii. Building components,such as windows,doors,eaves and Y"' parapets shall have proper proportions and be placed in relationship to one another, M'. . viii. Exterior building lighting shall be designed as part of the .. „;(k, architectural concept, Fixtures,standards and exposed accessories shall be of the proper °:, scale and compatible with the building and overall site design. , r , ; ix, Building rain protection is encouraged throughout the Design District and shall be ti . afforded to the Office-Commercial/Neighborhood Commercial Zone pursuant to • a• a. • Appendix 50.67-A,Figure 6, Rain protection shall consist of fabric awnings or metal ; canopies. Vinyl awnings are prohibited, ' d.: "' The above standards in Subsection 14 are a good starting point for specific design tl' , guidelines to be used in the LGMUC zone. They reflect a residential-like preference,which will promote compatibility with,and transition to,the • n. neighborhoods, Building design standards for the LCGC zone should emphasize quality and village ,,, character,but not direct style. The current collection of styles is very diverse, ' ' ' • .A Building design standards for the LGMUE zone should also emphasize quality c; { y without directing style, In this zone,the standards should require design and 4 architectural detailing that result in pedestrian-oriented character along street ,t „, edges, 15, Street and Pathway Lighting; ,"t , Ay; 1,p > . Street and pathway lighting shall be provided per Appendix 50,67-A, Figure 7, Street and parking lot lighting shall consist of historic style fixtures.Cobra- ` head and contemporary fixtures are prohibited,; k., Page 17—Lake Grove Thum Center Design Standards C'o umentw' ' Discussion Draft 3-?1-03 q �. �+� Otak Inc. 1 �,,+ J A +• 1 A1024 p y ,.' - '. " ' - 4;. 4 ' y Y. 3 1 1, „" i t ; w 3 i .. ''T h .,, 1." 7, '•• x 0 I A,:. !,, •J '1 A 7 r r C , ' ''' x "- ; ,i r.�9 • - ', a. Street Lighting Additional street lighting on Boones Ferry Road •••• -. made necessary by new development shall be determined by the approval authority,who ' "• "" may require a street lighting study commensurate with a development review application ' M to determine the appropriate level of lighting, •h r: b. Lighting of Sidewalks,Public and Private Pathways.and Access ' ,l � ; ways: Low level pedestrian-scale lighting of less than 0,3 average foot-candles,and with ! , � , y%%•' a maximum uniformity of illumination ratio not to exceed 20:1 shall be required. On-site ' .• •.. 4 ." lighting shall be of a pedestrian scale and of a continuous style that is maintained •`.i " 4. " throughout the Design District. 1 J c, Lighting Equipment: All street and pathway lighting equipment r i'' shall be approved by the approval authority, °. d, Shielding of Lighting from Adjoining Properties: Lighting shall be j'".r designed so that light is directed away and screened from adjoining residential properties " and/or streets, N-- . 16. No outdoor storage is allowed, • a„ 1 • . , . 1 , 17, No Drive through businesses are allowed in the West Lake Grove Design District, 1d N `� M . ti •, 40 18. Storm drainage and surface water management facilities shall be required • pursuant to Articles 50,40 and 50.41 and shall ensure storm water is not directed onto •,i 1 adjacent residential neighborhoods, ' yap` ,• , h ', k 1, 4 ,, I. e4 a " Page 18—Lake Crave 7'ovvu center Design Standards Commentary 1, .. " ri' n biscussion DY•af 3.27-03 �y ' t' ' Otak Inc. 0 3 N t, „t s .y. ', •'�" •t ,�h , •u'�. � " • j;4` '.a:i'� a. " o.,�. W ,w' •M i. ry. -n: '.:gip 1 bl t: , w S."" '''' t ! a ! ' 0 r4 �a+" �!' -i t i ur F#• 'r•, I.,Y w " A 'r,'' .'... r G ,' • Yr.�,g" ..M .,,` ..... •.k,.. . t . ., #n,# ,. ,. K o 1 ' 1 a.. 21 4 ''. r • t I's. '- , Section 50.67.025 Design Standards for the Office Commercial/High Density y ; •. kli Residential(OC/R-2,5)Zone. ,• , y 1, Purpose, ,' The purpose of this zone is to provide for the development of office commercial • ;r �' " • • land uses along with opportunities for attached town home residential housing. Housing 'r ,, `' may occur in the same building as office uses. The design chat,ticter and theme of this N ,' district is intended to foster a residential architectural character,site design and scale: 2, Required Design Elements +"? . , a. Development within this district shall create a viable pedestrian " 4' • • ^ scale streetscapes and public places inclusive of pedestrian ways,parking areas,interior , 4•'', +'' courtyards and public and private spaces, These areas shall be designed to foster the «,.a' , ; y ' comfort and enjoyment of pedestrians and other users, In addition the strectscape/public -°'! -40 " place shall provide for"layers"of design elements such as benches and walls, ' , ,., `=4 ,'' landscaping,street trees and walkways. Windows should be numerous and placed at the �• „- pedestrian level to provide building occupants with a visual connection to the • , ;i i'; streetscape/public place, ,`.'' ''a * Dwelling units shall provide connections to the strectscape/public place with design elements such as balconies and windows, ;.� b, Building design shall foster interNst and compatibility between `' a adjoining buildings through appropriate scale relationships, This shall be accomplished " # 4,; through a combination of the following: i. Exterior building wall designs that provide distinct and • t' 1.; separate areas with balconies and/or dormers; is ii, Setting back parts of the facade to reduce the mass of large ' buildings or row of attached dwellings; h Id, Architectural features that provide a variety of harmonious ^. 24#.' colors,textures,material changes in rooflines eaves,gables,trim details,bay windows, ► balconies and verandas, v i c, The expanse of large facades and building planes shall be broken , ", y down both horizontally and vertically Into smaller units through a mix of the following design elements: •r"' i. Recessed or projected entries and porches; ;-, it, Mixing roof gables and eaves facing on public sides of the A •• tit ,. *i; building(s); ' , r ,Sa -' 7�t iii, Appropriate use or to provide scale; Page 19—Lake Grave jowls Censer Design Standards Col►,a:'l tar,v Discussion Draft 3-27-03 0 3 3 h ; Otwk Inc. I. (.: u , ' i • ° p •1• F11•. ` VK i • . iv • , Dormers to break up roof expanses,and, • . " ' I v. Balconies, J ' ".• Section 50.67,030 Design Standards for the Neighborhood Commercial/Office :',•..;,a Commercial(OC/NC)'Lone. 1, Purpose. t 4: This zone is intended to provide for a mix of professional office and ' ` neighborhood commercial uses to serve the frequently reoccurring needs of the Lake Grove and Rural Lake Grove Neighborhoods and serve as an activity focus for the West " `' Lake Grove Design District, 2. Required Design Elements. . ',.a _, * , a, The des:gm theme of the OC/NC zone is intended to reflect the , residential character and scale of the surrounding OC/R-2,5 and R-2.5 zones through the incorporation of common building elements and to also create a store-front character. o-" This shall be achieved through the use of design elements and features in Sections .r . •.... 50,67,020 and 50,67.025(2)above, , 4, d• • b. The architecture of buildings shall establish a strong design ,, relationship to one another to create a visually compatible ensemble, This relationship ` yi shall be especially reinforced at all four corners of the intersection of Booties Ferry Road and West Sunset Drive(Appendix 50.67-A,Figures 4 and 5). y . c, A clear visual distinction shall be made between the pedestrian oriented wound floor and upper stories through the use of an ample cornice above the first floor,a change of building materials,a row of clerestory windows,arcade or ` ' .Y overhang; , , . d. Main public entrances shall be located directly off a sidewalk abutting the public street, Entries shall be sheltered and emphasized through the use of canopies or overhangs(Appendix 50.67-A,Figures 4 and 6), " g y , Section 50,67,035 Design Standards for the Town I tome Residential Zone(R 2,5), t .r ti" 'A 1, Purpose. 4 The purpose of this zone is to provide for the development of medium density town home residential housing.The design character and theme of this zone is intended to foster a residential architectural character,site design and scale Which is harmonious '' •P .r t ' with the surrounding office,continereiai and single-family residential districts, �.. v'. ""a 'v Page 20—Lake Grote Town Cater Design Standards Conunentdty' } i Discussion Draft 3.27.03 Y . t �„, , f3tak/tic. 034 ,i. I , " • • " ,,i• t , t t , I' ,. S. ,• f • • t•" '+ 1. • + :7 J n ^.t f 11 . s 4 • dN v '.A. 14 _` • 'd. _ r "' 2. Design Elements. ' a, Future development in this zone shall create a viable pedestrian scale strectscape,or public place which includes pedestrian ways,parking areas,interior •. courtyards and public and private spaces which are designed to foster the comfort and enjoyment of pedestrians and other users. ;�;:'.`, b. The streetscape/public place shall provide for"layers"of design + .. elements such as benches,walls,landscaping,street trees and walkways. `t c. Building design shall foster interest and compatil ility between adjoining buildings through appropriate scale relationships. This shall be accomplished through a combination of the following design elements: at i, Exterior building wall designs that provide distinct and separate areas with balconies and/or dormers; ..- ii, Setting back parts of the facade to reduce the of a row of ., attached dwellings; • :.•. iii. Architectural features that provide a variety of harmonious A"` " colors,textures,material changes in rooflines,eaves,gables,trim details,bay windows; " ,* „;. balconies,porches and verandas, t d, The expanse of large facades and building planes shall be broken down both horizontally and vertically into smaller units through a mix of the • following design elements: .� i. Recessed or projected entries and porches; t ii, Mixing roof gables and eaves facing on public sides of the v " building(s); `'''9�' iii. Appropriate use of windows to provide scale,where the ;, amount of fenestration or glazing shall be proportional to the mass of the ,,-; building facade; '. iv. Dortners to break up roof expanses,and; v. Balconies or projected bays. t i.r Section 50,67,040 Design Standards for the R-2.5/W(Live/Work)Zone, 1 1, purpose d.r. .•. • 1'' ,, • The purpose of this district is to provide an opportunity for persons to operate a ;. business out of their residence consistent with the range of professional office,retail and service uses allowed within the Office Commercial/Neighborhood Commercial(OC/NC) ' *, • zone. s'N Page 21—Lake(;rave Totrtt Center Design+Standards Cnnnuena t. " Discussion Draft 3-27.03 Xdot t. n J Olak Mc. t " "� AA.:tszl A� x '� s Ya,. 1 r. A +A. r 1 s . •A •{y ' `" fin., "a' �+R, 1 ,"`t �. ti,•. tJ µ ,a.t 'A�, "' 4 « ',. r4 • . t .,. " • y . 2, Required Design Elements. `°'i' a. The design theme of the R-2,5/W zone is intended to reflect the ' ''r.. - residential character and scale of the surrounding OC/R-2.5 and R-2.5 zones. Buildings • '' shall also incorporate design elements which reflect the store-front character of the adjacent OC/NC zone. G '° b. The residential character and theme shall be reinforced through the • b application of design elements and features listed in Sections 50,67.025 and 50,67.035 and supplemented by the following; i, Building walls shall create a visual relationship between activities within the building and the streetscape by: , (1) The use of transparent windows and doorways M ., which allow views into and from the portion of a building that is used as a business,and; a : t',( (2) Awnings,fixed overhangs,arcades and recessed yz ., entries to provide dimension and a sheltered transition between the sidewalk and buildings; , i • ii. On-street parking and regularly spaced street trees shall be • ' provided to separate the pedestrian and sidewalk activities from moving traffic and create a well-defined pedestrian corridor. " iii, The architecture of buildings within the zone shall establish • 'K a clear design relationship to one another to create a visually compatible ensemble, r +• � , A w 7% a' iv, A strong visual distinction shall be made between the `z "' pedestrian oriented ground floor and upper stories through the use of an ample cornice above the first floor,a change of building materials,a row of clerestory windows and an .� ... arcade or overhang. ';' iv, Main public entrances shall be oriented toward public street. Entries shall be sheltered and emphasized through the use of canopies or overhangs, o: Y f"''. 4 The standards in 50.67,025 through.040 provide good source material for drafting the building design standards for each zone of the Town Center. An editorial „.1', " , observation is that the West Lake Grove standards in this section(and generally) may be a little too long. Staff should look for ways to establish the key provisions "r with more streamlined language. 4 ' ; Lake Grove Mixed Use Commercial—Village Prototypes ,t. i •�;' . ''r, „ ; s, e Page 22 Lake Grove Town Center Dos*Standards Colluttentat7' blscusslolt Drct/c 3.27-03 , ' 0takbtc, 036 " " "°AA 1c2) q ` '4`. vr: ' • n 1 l' The draft pu►,.pose of the LGMUC zone is to"To provide a mix of appropriately ' scaled commercial and residential uses that (1) serve both the Town Center 1 and adjacent neighborhoods; (2) are compatible with, and transition to, ' „..„,I °° adjacent neighborhoods—"bringing the neighborhoods and Town Center ;„ . together";(3)provides the highest degree of pedestrian oriented design in the a., Town Center." ' ' These design standards chapter should have a section dedicated to ,, . a1 + rs description of the prototypes. Its basic outline would be: " a. Purpose ` :r � + } b. Applicability—where (geographically) they are applied and how . , during land use reviews. rs , c. Intent of each prototype " .�. d. Summary table (or reference to other sections)for the development standards ,} e. Building design standards• ,, "' ., The source material for this section is the Zoning Concepts report prepared ;r `,A by Urbsworks(see appendix). Representative photos or graphics should be prepared to support the plan view diagrams. t7. ••I t' ' '"V rt: '. • A a, ..� • e �9 - Page 23-Lake Grove Town Center Design Standards Commentary r , Discussion Draft 3-27-03 '. 3 01 . : Cttaklu Inc, 1J as {.,. i` 1 '' •� f,•r '1i'' W i .. y.�•at•. r.�'�, .° r.ref .. .-_ .r 1a.. "� � �. .,. .. �.. . .•w... •i'. �� �."p. ,,I. + ..� t .,... 1 ,,'�L,. ..::'� ti v,{. w �}a rf' _.•. . •.. . . .44 'ems N, • ti 'lyp.r ! hJ . 'yI. • • • • t AI 4a y. Y '• q y Y ae q�� •.`{� *.$ • •3_" wJ 1 038 AA SOP.) n� .t H r • � 1p y r. • ". / • . n r r ' . . •. , 1''$4. a .t - •I , . .. ./. .• 3, r..-ai - t' `w', .. tit. . ' I,d 'dl ' ,rr 1, i I V . '..J cn Zoning Concepts N O j V r •. i ' C Dr,w , ` A Recommended Approach to �: Land Use and Urban Design as Draft 05 February 2003 v ' aF. L S-, •` ; t i ..; O cn = yn �y� Al. .A a.`,• , I. ,r� r + O cu V , 01 r i A1'ATTACHMENTa.1ga C •a a° OTAK, te Y..tl,csori & Acauciatuc, Inc Johhcan C3ard„or J*Ii wo'ra, Inc Vltua Y ' h l ,. wt• `' :•A 1 .' 1 / ; a t ° c r 34, ... AA(32)* ); 4 ",'' 4 ' ''1 . d'h..• �..- R [t , s j a rf, k , {. 1' '1 v M..y L'1+. a• r r-. • rb, r: ~ r M 'I �r 1 " { , t' 1 r r'' e." . v,t a t •7 z�,R t , " 1 ' R (, d , rtt ''. .1 • •tw y. ;}.1r.. k..' it 1 • 1 { 7r. • a •� r r J a AA•(32) ' { {. 1 { t. I &.R i I. 1* 4 R•..r'. ' r. •t� ,. Srl"4 4 . • Y •u T•- • I introduction '' • The Lake Grove Town Center Is supported by the function and structure of i a' a^ Lower Boone's Ferry Road,This regional/neighborhood-serving transit t corridor is scheduled for construction projects that will improve safety, reduce congestion,and enhance the opportunity of business. +,,:', For the businesses that enfront Boone's Ferry Road,the program recognizes ' .'' ••:' the importance of the automobile and transit to the success of heir venture. ( i{ ` 'There Is currently more of a memory of the Village of Lake Grove than c t ,� N physical manifestation of village character.The sense of community Is not p really manifest in physical form,The design program will encourage the re• y % establishment of a true and functional village nature over time,The renewed • a village character will occur on the cross streets that knit both sides of Boone's °d an Perry Road together by means of the mechanisms included In this report. The street section of the new Village streets has two lanes of through traffic = 1 ' '!"' and parallel parking oh both sides of the street to support the commercial Q `t. storefront retail and office uses and to create on enclosure of the public realm c that reinforces and supports the village character. r if. « j The street development and prototypes that serve this area should accommodate existing trees and meanidering paths that lead to the residential 5 I neighborhoods beyond the study area. " The village prototypes will introduce new residential forms to the village)flats to '. above retail or office,town-homes,and ground floor located retail in s j buildings of"residential"form—all choices that do not currently exist in Lake O , 4 Drove Town Center,These choices respond to current market demand in Lake Grove for rental and condominium housing, ,in "� s What is a prototype? Why are we using prototypes? $i. The prototypes are Intended to demonstrate and test various aspects of the • :P conventional plan,such as land use/zoning,development standards(height, ji ' •:'''., setback,etc.),purpose statements,and other regulations—in combination,At cu , .5 t the sante title,the use of prototypes Is intended to guide decision•hiaking on a �' " issues such us massing,bulk and height of buildings,without dictating ! c architectural style,and If used litthe final code,they ran help the applicant f:') meet the code, P. 1 ' a w ,.9. 0 41 „ .desZ pL,.and1 $4 1 8 nonlrg.Cofnepts/3ectornraen.d.ad Aprsac1L .. CJTAK, )no Kitt scan & Atnooi/ice, Inc Johnson ba'dno' urbawolka, Int Vlrua17. r•l i t ci • t ? } A (32) , • " d P J'C , .fit q ' d R ' 'I.f - l .pY R Y -1J... •{ ' 1 ,' t K 1 1. . d Y y++ d F 4 1 r• - ay ,•, p y �► 4M `1 .1., - _1 { f t .. , •. Businesssttt rridac,.' 1.1 ltrutiee Wax. -a i •r C yrC I ,,,:v. y i.. .r 1' �' e ' ,... L * . • I ~,,.. 1l _. --tin... liZi .1+l IF ..... + F • f y �'`tIMP 1•21 mu i5i . • Wi40 lla! ,�, ovs,00, 7 w� .1. ��C %� �® t a • aw IPIP-���° ^� ttsiness C'orridol' I p Village . q . , Business Corridor prototypes and location ; .,. ••'' , ® of corresponding zoning modifications $ 4. i. IA / t. r .J. A . ' mw w '11 r 1f� J n tia ,} ,A A • .0 ..1,•'!•• OA rciiiiiii al 1 1 ",+ IO� FA Mai II * ! }F AJ A 1 �� �?.� iA a A• 1ii Wore i )111 * ' 1 ,1. Is. lay+' , • ' pl' ';' ' I ON. If/A Village prototypes and location of '�"'' JpA F, A ry ,+ ' • • + 0corresponding zoning modifications 1 y G f'' • 1 f a. r ; a 1 . w Y . ) i. d .. t nz 1 A e,L ed J ' } 1-. x ,, '''1., c' Se ,-.,{1J1 • • Ar s eu , ` r". g r, ♦ ,4 s 1 4h`+ y1 t', r d . •" "r t, 41 r. r ' a r ., n N *' Introduction continued • , 1 t i How do the prototypes work with existing zoning? P ., '!'here are two primary groups of prototypes—Business Corridor prototypes and Village Prototypes—grouped mainly to indicate their relationship to the ' .a • '' existing CG zoning,specifically the degree to which they modify the Site • • '', Development Limitations of Section 48,10.310. Business Corridor • r ' For the Business Corridor Kruse Way prototypes,no modifications to the CG of • ,' Site Development Limitations are proposed,The Business Corridor Village o • 'Ix r ' prototype proposes one inodificatiom to reduce the Required Yard Adjacent to cc a residential zone,for parking lots,from ten feet to five feet.In exchange for .n relief on parking lot setback and landscaping,additional landscaping is st .f., r *tr t ''� proposed to be required in front of the building,between the building and the ' ie ' sidewalk along bonesat Ferry Road, °�' Village Prototypes a The Village Prototypes propose a number of Modifications to the CO Site c Development Limitations,mostly in the form of minimum and maximum rri '4 setbacks from the front lot line,establishment of a''build-to-line,and a more o ,- ' utban allowance for lot coverage,height and side/rear setbacks,All of these p 1 SJtil " rp; modifications ate intended to Create a more urban enclosure of the side = ; streets designated as ht ring the potential to develop Village character, , en Conversely,the prototypes intended for or allowed at the edge of existing Is residential areas are allowed greater setback from the Right of Way,to ensure y e y:` ' compatibility with typical Lake Grove residential setback's and v c. " • I ' building/landscape texture,Greater setbacks along the front are alga allowed to preserve the significant Ors and fir groves within or near the Bight of Way, •61. .r '.. , for detailed modifications to the CG zone and Site • ,. Development Limitations, see the attached table ',' = n. 1 r•,, I 8 yY r "y. it a:,cro,.s to � n .gyp. + 5A r l U'�L!j 1 nd Ilse �iErkaniiesign_Zoning.=Canonp : cati7.mn. dad Appraectt OTAK. inc Klltitlsca ti Agsar.ales Ice Johnsan Gardner Urbswarls, Inc vltual2 •s r,. { r '7 ' I " ' ;AA A( 1 ;F r s i y ,„ 4J70 �; n. " li j 1 4 Ix° d� T �. �/{,32) ntir r ••� r`.'-,Y '.�I�y rrr vn� :9rlr'+r�, � � -r• ,i� {.�• •�Div• r r � t ., ° �� ', t• M i A. 11 a 1 n • ,t- yWae- 4-1C , !1. 'Pi :A: �, kI�IIaI � �cpp 4>^r, LA„ r• ' Business Corri4 1 A <« ^ (tow Krus ay I 4 ' •,�,� I J,.'u �smran oar I f'r ' a •'¢ How,* G rwrveY A'` ; 1 WAY ` ..� 1 I't+, I :As • ,*., I 4OLLM WAY t� t' gMECr ., I A II8 ... ''. i',..,i: W Intilir+Irl 1617 Nall ow• cum DUUOLAS WA l® /J A r., laraaaSY WAY i r..• a A CInmsoi • A' 09 „+"'`I; L cw(M 0GF 11NA • 1 MVP MEM Nis forpriitsi, Ir.... Sip12404$ a VP- $., #r di • .. "5 .115' • .4. iiffr i.S14fP. {�C sa, spy xy Itia l � ' re 1 :_� y 'jail ! *4iunacu ,rtrA `'.. + g e • '� NNW M� Village ,� 4: , 4.. 10 SitsW 0 proposed location ,' + ,,•'.. . ... . _ _.t,.- , .._.. 9 y Aa.•i A l d'. . • ` ti + (1t tti: w .j :} , "w {n;' ° 1 1� ,) A tt "`'''� Y + A, •.,: + Y F t P j :' •a N JQ ;1,1 a._:a+,. .A..i.t ._ ' .'9.r�h�. w .„'i, . .., �: e.. p -•: .. 1 .. Y'�. 4 } • ., ,, 1..: ':. HtS Y-: 4 •� • -:" ..,..:.i ' 4a^ Bundling Prototype 1 Business Corridor Kruse Way&Village i • f�. , • i A„ q. I ii ,y U., a) y• to '' a , S ' , .O +y „r,r• I d .• a ;• Description = ' 3 asq 1 For the Business Corridor Kruse Way prototypes,no modifications to the Cd m • + ""' Site • 1)evelopment Limitations are proposed. Q C The Business Corridor Village prototype proposes one modification:to reduce the• ired Yard Adjacent toresidential zone,for parking lots,from ten i ^, +A Required a o } feet to five feet,In exchange for relief on parking lot setback and landscaping, N ••, c -! ; additional landscaping is proposed to be required in front of the building, a between the building and the sidewalk along Booties Ferry[toad,The location " ' and extent of planting,plant material and"hnrdscape"materials palette v+ required in this area should be clearly defined,The focus on landscaping in Y it this area is consistent with goals of establishing a consistent"edge treatment S. .•, • along Booties Ferry,to provide visual cuntinl+ity and pedestrian amenity on an •••ly otherwise auto•dominated street, t " l J'• k • •,•, Additional recommendations: a " Y ❑ consider modifications to existing monument sign standards i ro For detailed modifications to the C6 zone and Site aa>,i Development Limitations, sae the attached table . 1� 'yco ., fp,. 4,-, Ctl °, 04t ": : r, r�ta d usellfi��Di61 1g... tiing_Cnt'iceas/B.e. amt'ien.ded_App.taanh. _ OrAK. for KlttIeton h Astocialo5 Ind Jdnnnnn Geldne• Uthsv olkg Inc VItun 2 jaM b{y A1.�B $ 4 W +' f„ i y at , b • , ,�.• I 1 F I . yb i ." 4 {Y 1 • .It,"4 1' '.� r I , t ', I F 4, 4 A J VHF. v .gyp;,. ry 'a; ." i 1 yam. 0,.. < •A + t ( / s11K X'- n HARYCY WAY g 'E 1 G WAY MOMS WAY +-`�• .�� 1 t < c`MR WAY • »/. WAYali " I®I II a All y�.t ' UAW-0 WAY d K j ry 4 :i.1,-,i. MIMI NMI Olaf I Its01 t n Ilsimeligi4mr. L. boundary ]' I ! ® �� l�'99. ��.* • n n +�A• KUM 111140, NINE log .,,, , .A fit/AU ill 1140111Ft°3 , 00061' )41 i.. 118k: ti E r M ga� p" '. fill ,4i , , 1► proposed location ` II n l"q tom ^ •i i' 046 :+ J r a 1 1 l /���Fr 'Ir'" " '. tit 1 ,I{ 4 L 4 w : t... M1w 4 't .... R.,• L f .... r i !1. w. ...t-' .,j. .. ..L ..R ` t it" • - - ••'� 1 . • ` f1 Building Prototype 2 Village Street Corner Retail i y S a 1 ones Ferry N ha :" 'etttroutr- '--- Description . ' 1 Iij�l This building prototype will create the most active streetscape of all of the ' + ♦ la F••• ;v` prototypes.One of its important functions is to"turn the corner"from Boone's !.' ?_ perry Road onto the slower,quieter,and more narrow retail street of village R• A45 j t commerce.The building form,in conjunction with the street section,reinforces n " .. t ! .' `; the scale of the public realm with a storefront character and a pedestrian- + f" w friendly and lively environment, At least 75 percent of the front edge of each lot must have a building:At least 60 i 4" M.I. percent of this required building frontage must be constructed on the"build to o° ' '• •1 line.'The front lot line is the preferred setback line of zero feet. _ • - tCO , o „ '` Street facing facades are tall,framing t• he street,with a gable and.a flat roofat ; as M`• 1 LI ( o behind a parapet or false front,Single level buildings are required to have a w —Iu minimum height of 18 feet along the street facing facade, °o a sac o -.,\ . - On-site parking is located at the rear of the lot,off of a lane, QLi C ::':...Y. 1® c �, . 'C for detailed modifications to the CG zone and Site 8 a ••'.„,, '. Development Limitations, see the attached table ,+ Additional recommendations: in 4 r 0 j".f x Consider modification to allowodlrequired land uses ar „ '• a )" u . r.' . Such as retail,office.residential(allowed at upper levels;not allowed within 12 C 1• " feet of the build-to-line) r ` • Development Standards ± Consider additional development standards similar to those proposed for West +It Li'�IL Lake Grove Town Center,including Building Rafts Protection(50,67-A,Figure 6) =t,, e a :* and Bequired Street Lighting(50,67•A,Figure 7) 7 °. " ..I •� �- Consider'a Required Retail Opportunity Provision rrA s a °•�,_ — r •-- if retail is not supportable at the tin sy e of construction,require new construction -,---1-4-; _ ii at the ground level to frame 15'n'dnimum floor-to-floor height,construct for oa 1'" 7 g a' fire•rating and fire separation for future retail opportunity and to support `' f. occupancy loads, '� ��� Q r w al 1 Ni fid � Land-tsellt_Il 'baI� Design 01i/1g.contepts/Ftt�c.ammeed.Apprn b.—. ' 1� aTAK, inn Klttiasun & Associates, Inc Johnson an.onat Urbswalka. Ins VIsu 'x t ' I. u 1 ln •. I Y ie } - ''•r y I - ' •. , 1 t x %' r ,, 4!VN x 4 e.a Anf of4� t a x r W iry r:. �" e - N 'A;' d'_ N �' WICM'(`W 4.4. 16 ' 1a R .�1 A• `� & 'y1 UM AI • o Y 6 ..a x. NCNtt w NMv4Y WAY • ai..� 4 f{ i r.° 4., 1 t.'OLLWS WAY f,Ikl,P+g WA''' ., keTr o.,® p CF.OM I If�1]" _ WAY iiii®EERN if 15 ir. Nnw 1p, t'J t"� co ityr Ap; a i ilt -i. A } IAA'4Ll- WAY ® y Ai 41 ..Rain 10161 Pliiill, t, v1310N �' Eli. ii i7 bocindary of ti i • it . I IN 0102rogi :,.r y. .. . .., ,., ..• 141i&al& .k, s. c jou/St . e 1 , i ,ty i; proposed location ,, Y f )rrL` 0 4 V e 41-1 1"e'' I • .EA, _, ._ . / ,A 8 O ,I , ��! Ai v4 ,' ':� • 1' 1 f .r;i r i 1 9 a .,, . � e iv " .M ' . � .1. � . ,1 a,, .I t•. ', 4: _I�`u .. 1 4A'A, ,r 4'a <e ',! .'a , F, 14 R f +.l,t , 'l. rr 4 ; + • + i l , • ,C a. c • y 1 t n 4 > e�,,' 1 .r _ r h,, .'L., - ..,^. a ,... ,'7i .•.et ', , 4.r u .. ., t 9:,, +^- ! _ ,1 w ' A'' I,R - 9 pones F erry Ail •" ' .-. Balding prototype Village Mixed Use , W ,, 1 ---'--, — Uw: • -=-"1--\•110, Ho Description ' ' - ii .,, r1'o the left the location map shows the significant extent of the possible �, ,' r�;+: 'I ,^• +., development area for prototype 3-Village Mixed-Use,It is one of two predominant 'a ,° 1 ,fie, building forms that will create the supporting texture,scale,and image of Lake '• ' 'Y` i.r• Grove Town Center as a village,The prototype form is flexible and versatile,It *.+a.1 Aa° ,.,rt supports and accommodates a wide variety of uses while presenting a unifying street• t a ri ;y" "U' r v F character,Buildings designed under this prototype have a storefront intended to C cn I + •". engage the street,The preferred front yard setback is zero feet,although adjustments ...- , to this can be achieved to at.ommodate significant existing trees that are part of O = P 1 the village character, .ce r , d w.1 This building prototype is intended to accommodate community serving dS fil, • ; , N ' 'i commercial,office,work/live,and residential uses in the village setting.Commercial u 4♦a.0",*,,, uses,especially small-scale community-focused uses,are encouraged at ground level, truertia � • The buildings will be mostly 2 stories fronting the street with a small scale urban �` -1 residential creating a gracious village ambiance and a pedestrian-friendly ¢,t •• rt:� V ,, .... 1 •t ai L� e �'x 4 C - t 1, environment,Street facing facades will be a combination of tall gable ends,a flat ' y 'I+- 'Y ' roof behind a parapet,a"false front",or a roof sloping to th,street with Y a ' o 1 q ? predominant gable dormers, En ,; "; ' • , ,.- At least 75 percent of the front edge of each lot must have a building,At least 6t) 5 '.a ya= i , a p ' " ^' 4 :,, , percent of this required building frontage must be constructed on the build.to to t • RI line.The front lot line is the preferred setback line of zero feet, • r3 R 4`• i• r On-site parking Is located at the rear of the lot,off of a lane, a. ,•'" r • y > ., rn`' • 1. For detailed modifications to the CC zone and Site 0 ,a ,, ^. ," Development Limitations, see the attached table 2.4 2. ' '• Additional recommendations: 4 d ;x �t I J /..'. Consider modification to allowed/required land uses > , Such as retail,office,residential(allowed at upper levels;nut allowed within 12 A ''.a ,` ga feet of the buildato+line) ^p y} '• ILL w °, I '' ; _.— Development Standards w a 4, y Consider additional development standards shiillar to those proposed fur 1Nest a �% ' Lake Grove Town Center,including hulloing Rain protection(5o,67uA,pigure 6) �• • . p; 1 ' and Required Street Lighting(50,67-A,plgure 7) 1 �r i Consider a Requited Retail opportunity Provision i fi • _" ( ". if retail is not supportable at the time of construction,require new cunstructlan ntp. t . It • ' • 'a ' the ground level to frame 16'minimum flour tafinnr heigltl,construct fur lireas "• ': b e a )'; I /sito °'lb rating and lire separation for future retail opportunity and to support occupancy X ,• �, P y ( p ,.•. , t1•1 loads, 049 ,`• • +. LiandilSe at.Lh1ia ille5igfl 7or;ing C. p,g/R,ticcamt andhd.ApiirCtanh_ . : , ' +_4I; I 't' OTAK, Inc Klltlgean & Associates, Inc Johnson C'i mrdnar Urn§vrert;a, Inc Vltanit ', , . +� .. „. '`i2y) '' r :'= + -*,' ,+: k , *,' �t, rZ•� l A,, r 1. -'' /� .. 1 ',I, i1,,,1 a '{ i* A�;; It•r 1! r i•C ' 4C, . 'i + Y Y y , n v . j S 1 l.uw f.' F y6 IJ, i { , 'YL r ,, t ., 4 '.pry A�'f' Wr J ., {{ 1" ,' r I. p ,, • t 1 , "'•� p eV +� ' a 7 :t y a. ^' ar tt� 1 7t ''-4 / 7 ;. N�.GW'OW 1t�} �0� r. c.7Q M"' IN i. s nP 4ti 0...,� + r r rb.�P' e ; t, k rr. k q g i b i,t pCKo G NARYuY WAY i. A u a ,. t. 1 t o.. d •I WAY C7J1.1.Ns WAYilliF + N, "tt ,.1 . MAN " Ire • ` h A - tquc',I,Au WAY r .. t f ,k; ,T'l.t.• 1 ,:1 rilit, ,'•„q"-. Or awe®®17 '60 ae • Id •i Yra t.. SEAMY WAY "!' 5, WI u' i. re�MAUIMP I i' - t I rvnwN ,� Fi• 1. �p Qr YA M, 19 ` 1 pr ,. h { `y tlGL' .dam®� 01 +;-, ° i•. " V , litig, '®�� boundary of wyPr,411141POSI 4,w NWG R .-.i 4°t LIM P '''' ' 'y i y,1 Lk% A -may A .r •• • . • . ) d"- r ' '•O r I NM `�► D p1�y q _40600 511 f it �i®� t2� 1:t: F, i a • proposed locatfoli • • •...f. ./. . .„ ,, , ,, 050 . i y __r.- .ems... ..._ A . 1{1,+ „-. 10 r�'.,,, Y 1 d A . .'r • Pl a 1: ` '' { ,l " i e "\ d ,, Y, . w, AA ��� t Y �,:' • .a1, 1. A+ ',^i rq r�," �.r•lJ p.It' A e t ' 4 --r` pp rt ,y, •,, c.: ' E p rF ;, 3' ,`" d i _{ i Kr "1 f .t,A ,; .. r n a�, • „ I uk• hng Prototype rii Village Dooryard Building, Live/Work & Retail l r Description al, ., ".F ) I - together with prototype 3-Village Mixed-Use,this is one of the two ;f j predominant building forms that will create the supporting texture,scale,and } •---- image of Lake Grove Town Center as a village. • !• Y "' E `; „; The preferred front yard setback from the lot line is 10 feet,The area within the v ,'' , A' 1 '. I '? �; +.�• setback,known as the dooryard,is treated with a combination of landscape and Y: M 1' hardscape material and is intended to reinforce the natural character of the o, ,:'. r N n:.: m to;r ' g 0 K Lake Grove Town Center. 0 'Y,, ^." Buildings will be mostly 2 stories fronting the street with a small•scale urban c j residential character of gracious village ambiance and a pedestrian-focused D J • , ' i y ,,, . environment,Street facing facades will be a combination of tall gable ends,a •K �1 4 r1 .,;. • �" g' flat roof behind a parapet,a"false front",or a roofsloping to the street with u 3 rA ' wt.,, t +'" predominant gable dormers, d j Y i .c " ' ' w4' On-site parking is located at the rear of the lot,off of a lane, A 4 RA • i ` u. i n, C , 1 A 1 For detailed modifications to the CO zone and Site o 115111 • 4 "a nag 1 Development Limitations, see the attached table ul ,. ,,,..:.,* ,:,, : . e J----- M• r Y µ . • ` - Additional recommendations: to • ` ', - , , Consider modification to allowed/reequired land uses o i � a'' Y • A , t` A Such as retail,office,residential(allowed at upper levels:not allowed within 12 +•`. , �• '+t" feet of the build-to•llne) 3 • N 1nry�1 I • to, �! • „ + I ` Development Standards �: II r Consider additional development standards similar to those proposed for West {" e„' 0 A Lake Grove Town Center,including Building Rain protection(50,67-A,Figure 6) y 0 -"�. and Required Street Lighting(50,67-A,pigure 7) ',%µ! . N N - r Consider a Required Retail Opportunity provision .- . iia w If retail Is not supportable at the time of construction,require new construction , 51 , at the ground level to frame 15'minimum floor-to•flaor height,construct for n ' 1 l flre.ra1ing and tyre separation for future retail opportunity and to support , ' ` '1 "; i` � occupancy loads. "< , "y 1M 1© qY l - 410 a Y os "VA n ID 1 a51 tUdson & Associates. " ,•;n t 1 L.a11 l.se & �4Vaiil .Oe%ig1�,Znbitig C.onr�pts/R.ec.olnmeiad.erLA �ZPo.Rnh �� s b 1 a OtAK Inc r, Ind Johnson 6s+dna+ Urnsworts, Ind V zual3 ii r R . A ` ' N4 .',r 1' „ , " K r -,. ....'.. . P+- . „ • • • I z '1' • °t a /+A1.i2) tl• t . t _ , A� 4 ,. ' . , A. , ...m. ,• 4. ' 'Sit ., 4. .'t AO:.' . . x 1'1 S 1 +:+ R ,•�a i t � rl'A y t 14. .q1. Y W 1 O 1 ,55 t � 4 AS �4 4wQ` ' !C U n it .,.-t hA1:CW000 Ilk, Mo q�ti .. ' G 3 IANE Ni P l C.al'C N q + HEWSA� G /LVNEY WAY I'i Y IA J 4dy + i• A ! =EMIR WAY fCLLNI§ WAY�{� i + irlir Mit=s� 7 YY � CECWI WAY M ! 1 oaictA.4 ! WAY. ,.i MI_ I , a , d SUN MBA oil 0, go IIuusuY War ,,,... ,...,..;.. losji !mil / ., a i '• * 0004/112131nmatoct. 1pfigig let * I [al I EA 4. . •. . „4,,,,r I .-,.: °Revs .la °° 'a' oindaey og 1 Will ili V I, • t 0: WAD 0 /' 4000 Doi tN •+ . 0 i )1 3 t� ...!! tts .�. I �;� mo ' _I r � y t 4 400 ', ! r,t �0 y !''J,t is +• proposed location r A q a; I' , L , r ; , ry , ... .. .. _ _. Al 12 .3 1 '. J v, 1 s IS .A:I t G'�' \ ,"- t ' t •• 14 + 1, a ,11 * Y a Building Prototype 5 Village Stoop Building, Live/Work & Retail 7{; ' r MY 'ail 1. w " • sr M L. '7 ' Description „� , • This prototype is provides the fine-grain,small-scale residential character that ` ` ---— is essential in reinforcing the image and scale of a village. w • .., r � � t 'fie preferred front yard setback from the lot line is 10 feet The area within the ,, ; I „ ,� ! ' setback,known as the dooryard,is treated with a combination of landscape and • ': ' 'it i " "" hardscape material and is intended to reinforce the natural character of the •vs.I," I aA t y Lake Grove crown Center,The most significant difference between this prototype rn ,,. y ,,, ' n 6 - and its predecessor is its relationship to the ground plane,The ground floor Q { a` '- level of prototype 5 is located 4 feet above the adjacent grade of the front n ^�a "M _i�,, ., l' dooryard,This provides an enhanced opportunity to place residential uses on 11 .I• the ground floor. RS N E" for detailed modifications to the CG none and Site Development Limitations, sea the attached table a <' a I G tl, w ; lldditk teal recommendations: o `^a `' g Consider modification to allowed/required land uses ta '; ,.,J L_ Such as retail,office,residential(nllowed at upper levels;not allowed within 12 • --7---1 ‘77— feet of the build-towline) W �• ' wa Development Standards y T.`!I Consider additional development standards similar to those proposed for West O •., I ; ' , Lake Grove Town Center,Including Building Rain Protection(50.67•A,Figure 6) I '. V = and Required Street Lighting(50,67-A,Figure 7) ,. go7.1. -,- ]fit I 0 t Consider a Required Retail Opportunity Provision .12 A. ,,� Id 1 If retail is not supportable al the time of construction,require new construction s A* t,., ' I 9 at the ground level to frame 15'minimum floor-to-floor height,construct for . •~ e� 5 fire-rating and fire separation for future retail opportunity and to support t ��� t" 3 I oceupaney loads IA *-1—i-jr %a p. t e,,q f , 0 f(1) 6 I e .w ,., ,, , ®, i Q5.3 ] ,_icand.Ilse,&Arbon..BASigin_Zoiping rorICOpts/RecbmmBnrJnd Approach_.. . — 5` e _ OtAK, Ina Kitltasan +1 AnSOCIatat. the Jahhsnh Oaudnar Utbhwurr•n, Iha V tual2 13 t .. • r,• NI a7. AA(}32� t h, .. �, t ta} AA1 �1 '1: Y• s' ,,a• V.' _, '. '� .Ir '''' • • • .i..r•4,4%. ,. '.. 4 .$. 4. , 1, :PA 1 h ..r;:..'. ? . nj�..1.. . . t',1•a, +a ,t,0.. ....,, . I ! ,.,., x •. YI a • l � J ty }, 4440 WAr N T , a 'A r CALA YGJ0 IL, \ + •.x , , V y LAWS Si f. \pp cP A ,„ •t • iewtg4 G nMver wnY I ,, 8 t (OUI4. WAY CaLt19 WAY I II v r 4716'�o MINI wA 1 Pi �itAY , A I ...,-, ;1••• :- annul" 1 n BSLEY WAY tl Z .l ' �!. 1,� ��� ,� t IOU NMI ass" Il gitsv, r H., AC� ,ii 10)cummee illenlif., I t . J'l' nhWE I t . . , r "11mA 40 •'.• 1 rAtik 1 to . . .. . . '.y�.. "1 Amu �04'4LI. +. \ y 411 1 CIaL d , 8 Pr * N � + A, y I. I` v„ j 04. '> .. proposed location A 054 'a, :'' A. cs, . 14 t, a qqq ; 4i1 ��- y ' ''Srr 4' Building Prototype 6 Residential-Compatible Neighborhood Mixed-Use :f • T "I Description • _ This prototype is characterized by form,scale,materials,orientation,and site 5 j placement to carefully merge Into the pattern of the existing residential ii.• '!. neighborhoods of Lake Grove,The prototype permits the extension of the • g r -;c,; commercial zone along the short streets that cross Boone's Ferry'Road and form ° ti I ' : - the heart and soul of the Lake Grove village. The preferred front yard setback is 25 feet in keeping with the traditional rn ' I *{ development pattern of the existing residential neighborhoods that surround •c .� ,.° ' •n ! °.�, `t the Town Center,Adjtlsttments to the preferred front yard setback are possible to co ' i accommodate significant specimen trees or groves and to blend In with 'O m i I., adjacent,pre-existing residential construction, 01 8� j i,, r , For detailed modifications to the CG zone and Site E a �� , Development limitations, see the attached table •. i C.. 5, D , i . ,. . . ,. ✓ +„ .., Y a 1 . ''''' :.;••;/ 5 + �R It a..4 Sj '-' . x { y ,J', () El"' H N''` I - ° .11?1:111/---- • Do r�.:„Its ....Li , • , 4, ,it (, 1 . ..„ w „ 'Ti ISO NM IIN 055 Laud .US.Q__$t_lifCV_s'illll iign.Zra_ntn.g_Catacepis/fieanmmartcia.d Apptbata.b.. Of AK Inc YIIIIaton & Astoc ales. Inc do„n9en ee+tlnol U+US4011a, I$. J ran'? 16 ' t `.S AA.5 J. I� (324 ,. A ',CI " { ,11, '' a ' ` I h 5 1 Y , .•:, '141^.• •'4, e • ' I .'" 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C 4 • �� G � Y •'4t • • f . ...ay .. . . ., t,l ..i ,r..f . , .ti . '4 r1... .. ,..1.. .+ 'k•.. i. YI • Y• .A_! A [A•:. i f e ', ,ti. •I..Y. • '1~ ' M •.q i '4Je.• 1 0 b �.1'•I tl • 4 1 # • • e • • t„ • ,.#LY t• • u • a V IQOY• 4• • • A,5•4 I058YI 4 all t In' •� • 9 f 1 a c V ' y,'(6 ) # t ,}. 1 �11 i" Ai r 1 i ". .1 't M� C ' .�1" A •# y n .t • ,t1 •,A 1 t1 1'_ 1 Yj1#Y t, Lake Grove Town Center Plan r .1 a Community Workshop Summary April 3,2003,7 to 9;30 p.m. Lake Grove Elementary School Library ''} Workshop Overview The Lake Grove Town Center Plan Community Workshop started with an open house during which citizens viewed updated maps,followed by small group discussions,a large group discussion,and review of next steps. Art informational packet was available at the workshop,and included the meeting agenda, two sets of small group discussion questions,and a workshop evaluation and participant survey. .. In •,, . Approximately 30 people were in attendance,of which four people had not attended any previous meetings, Seven evaluation forms were returned and are summarized in a separate document. The • workshop was advertised with the mailing of a postcard to residents,businesses,and property owners • '' . within�/ mile of the Town Center,a meeting announcement on the project web site,an article in the March edition of Hello L,O.,and listing on the City's calendar of events in Hello L.O.and on the City web site, ,. s w: Meeting , I. Welcome , , ; City Councilor Ellie McPeak welcomed everyone to the workshop. She thanked everyone for their help ' ,; ,'`ti in making difficult decisions and noted that she was here to listen to people's thoughts and concerns, Denny Egner,City of Lake Oswego Long Mange Planning Manager,gave a brief overview of the town • center planning process to date,and the next steps following tonight's meeting. Denny noted that en " • additional community workshop has been scheduled for May 14,2003,at Lake Grove Elementary,a Planning Commission work Session is scheduled for June 9,2003,followed by a public nteeting before the Commission tentatively scheduled for July 14,2003 Citizens will have the opportunity to make comments at the July 14 public meeting, Denny added that once the consultant work is finished, s'<' including the draft Lake Grove Town Center Plan,a phase two process will begin where City staff will work with an advisory committee to draft the implementing development code language, Ttrview and • • '; •,: adoption of the town i,tenter plan and the implementing ordinances will occur at the end of phase two, possibly in mid-2004 V r i 1 II. Small Group Dlscusttions Joe Dills,lead project consultant with Otak Inc„described the small group discussion process. lie noted that participants would have about 45 minutes in each area,land use and transportation,to review maps and discuss various topics,with discussion being b aided by the handouts. After the first round, "` participants were to switch to the other topic. " ' Denny gave an overview of proposed updates to the transportation concept maps,including input given ' " by the Planning Commission at its March l",2002 work session. As urban renewal troy be a key funding , V, :,.4 source for improvements hi the Town Cents:,Eun Galante,Lake Oswego Redevelopment Director,was • asked to share his opinions of the draft concept plans with the Commissioners. Concerned with how • various improvements might be funded,the Commissioners recommended removing the street network i, around the Commons in front of Lake Grove Elementary School,down,ilzing or removing other hew ,,i'' streets,and placed an emphasis on making pedestrian improvements to existing streets such as Douglas, . •4 s ,,\'': among other recommendations, "' ,\ inc gave an overview of proposed updates to the land use concept map,including input given by the •' ' ,, Planning Commission at its March I7,2003 work session, Commissioner suggested that the area north of • "• Mercantile and Gnlcwood could function as an extension of the Kruse Way employment corridor,with a lesser level of intensity of development,with a mix of office and some retail development, This area is served well by transit and can provide a transition from Rtuse Way office development to the smaller- ,� `•• •' k. teak lignite of the rest of the town center. Joe added that there are still issues to work through such as I i,j M, r ,, ', ' ' 0 5 9 ATTACHMENT +� AAqa +t � .I 7 t 0 i lJ I .'' i . I 7�La a ; rr ,, r• � a •.I S ,,,r -' , ,. '.,�, p 7, ..� i a how to create a transition from the office use to adjacent low density residential development, He noted "� " e; 1 e. that other land use concepts remained basically the same. a Joe asked workshop participants to share their ideas during the small group discussion about where they ' N .J ' might see additional opportunities• , Two land use and two transportation small groups spent about 50 . ,.'; ' minutes reviewing maps and discussing ideas, After the first session,participants traded tables. {, Summary of Small Group Comments ' e;I Discussion topics and related comments recorded during the small group discussions are listed below, L Land Use Implementation I. What policies are needed to implement the hey themes of the Town Center Plan? ., , a '' , Increase on-street parking on the village side streets, 7. + �I - How practical is it to increase on-street parking considering cost of right-of-way acquisition? .- ,, - Side streets are intended to be pedestrian friendly and on-street parking is one tool that can be ;' r;Y ' used. Each street is different. For example,Lanewood is currently wide enough. Some streets 4'r r.,;' w f may already be planned for wider ROW and have special street setbacks. '" �' ', - Neighborhoods may not like this policy. Add"within Town Center boundary"to the policy. - On-street parking is good for commercial but not necessarily good with single family housing. 0: .! c,, 4.,e . - Side street parking may not benefit places that need parking, ;`w', r q ' " ,'.. • Enhance circulation through new streets,alleys and driveway connections. 1 ''"' ){; - Add"paths"to the above policy, .1 4 Ilg • t tr L ■ Explore implementation of new municipal(or public/private)parking lots,e.g. south of Boones " Ferry between Reese and Bryant;and,near Oakridge between Reese and Quarry. "" '? - City should provide public parking at central location(s)to encourage people to get out of their : " cars, Lake Grove is totally dominated by cars and is very dangerous,especially for children,even at 4..z �f ' _'' corners/intersections, '1. J' - How is land captured for public parking? Two possible scenarios; 1)the City purchases lands;2) ., '•. ,, a public/private partnership could be formed, ' a Are there any"breakthrough"ideas for dealing with the commercial strip character? °' r - Small changes can help,such as improving intersections. Traffic ADT is projected to increase ¢", to 35,000/day in 20 years. ■ Add a new policy that says something about improving ALI.crossings for pedestrians throughout the Town t,ei,ter,in addition to the policy that says;Coordinate a new signalized,pedestrian/vehicular "' crossing between Reese and Quarry Roads through future land use reviews and/or a city-initiated consolidation of access in the area, d The school/post office area will be the location for future public land uses, `' - Is the post office moving? No current plans. ' The post office is a great resource,hut not a big enough facility + - It is a good focal point 4. :,'',', • Create a safe east-west pedestrian route from Bryant to Reuse Roads that is buffered from a " '.E: adjacent residential properties, 't• 'r ' '`` - Would rather walk along Homes Ferry and window shop rather than along a back alley, !'"' + - Need to improve access down�Reeese to the Lake, 5"; 1 , I' 1 i ' a Pedestrian-oriented design will t tigress from most urban character(at the intersections with 7.y • Booties Ferry)to most residential-like character. •' ` ' �: - Pedestrian-oriented design is very important. Need to get people out ul'their cars, Lake Grove ToWn Cantor Plan Page 2 • "' Community Workshop Summery-February 20,2003 ." " `" ` AA'( 2) ' 'j� !"m d F k y ♦ 1 1- m 'mJ , ,„ l , A. ",' 2. Now might the zoning be updated within the Town Center? y" " ■ What happens to existing businesses when a zone changes? Nothing changes until the property '-' + owner instigates a change,such as redevelopment or major remodeling. In most cases,new zones - " m, 't' 1° `. would add design standards and may change some allowed uses. 't':"i • How would split zoning work? ,,L• • What is the timing? Businesses will be impacted by construction on Boones Ferry. U t. , '" . • When right-of-way is taken,parking needs to be provided—transportation and parking needs • Lake Grove Village Center zoning designation: - Some City Council members felt that Bryant and Boones Ferry feels more like the village center , A'"` than the school. Do you agree? No,school location feels like the center. ,`;tY m . °. - Need to create more public space here. , r ' - Needs to be buffered, Existing fence acts as a barrier. Understand schools need for safe play ;' , '- Y' t`' spaces,perhaps move to another location, ,/ • Village Mixed Use: ` ." ' '' ' - Does it require a residential element? ` ''" - Concerned about split zoning and requiring housing in mixed use areas. „• - R-0 areas on north and south of Lake Grove Ave,should not be changed to Village Mixed Use, ! a "... Issues with to Land Use Concept map: +1r m • Boones Ferry between Kruse Way and Mercantile should be Business Corridor(not Employment " sti Corridor)with a mix of commercial/retail uses. It is an entryway to the town center, ;. a • Why not Village Mixed Use along Red Cedar(north side)and north on f3oones Court(on west side)? U J ' ,, ..0„... 4 • Parcels west side of Boones Court,north of Red Cedar,are green space. • Post office and parcel to the east and school should all be Public, ' � ' s` • Albertson's parcel—should not be split zoned, Al „ x *Q " e • Lake Grove Shopping Center parcel should be all Business Corridor,not split zoned BC/VMU " • Avery building will stay as commercial(Business Corridor) " �'. Be more specific about what is mixed use—lines need to be:exact, lM, r rt r oia 3, In'hat updates to existing uses night be considered'? t ;a '„ ,;" • Need to consider proposed changes would affect/increase traffic, W, • Overall,makes sense to remove heavy auto-oriented uses, I Generally seems to be a good list, k5" , b• • Concern about losing diversity/small scale of businesses. For examples,Vic's Auto is valued by the r4•q' community. Y. .' • Lake Grove General Comntertiai: ` a'' - How would I.GGC/Business Corridor change from current General Commercial? "Weeds out" Ad,, more Intense auto-oriented uses. - By cutting back GC uses,do you limit commercial and drive business away? , 4.' • Lake Grove Mixed Use Commercial: ,: 0 - Why pick on bakeries over 5,000 sq,11.? I-low big is 25,000 sq,ft.? ' - Maybe prohibit hospitals. - r' down mixed use areas—open more areas to LGGC/Business Corridor,especially Vic's , tnortheasl corner of Reese and Booties Ferry), w , " Concern about style of mixed use 061 Lake Grove Town Center plan Page 3 ` "; Community Workshop Summary February 20,2003 a ♦ M N',p } CCC J i 1 ..'4',,,,,,.. .tr y 9 i l' •+f ";. v i ,i ""I l' y F '+ r u•1.. Y•;;',,:: 4 b t a 6 �..ata , t. C s" w ■ Any concerns about having residential uses above commercial? `''' - Lake Grove is not a downtown. Will it work here? Live/work situations are a good example of ,' , • 'i '; how it might work, 0 - Market study showed there is a market for for-sale attached housing. a 1 ', t w' ■ Lake Grove Mixed Use Employment; •., i,,. " y - No motels Need services ' ; ,, ' n, 1 ;. 1 J 4. 117har new standards and design guidelines might be considered? .v "r' ■ Building floor-area ratios of up to 3:1 in the Employment Corridor(north of Mercantile Drive) '' ti" "' - What is FAR? FAR is a measure of building intensity. With a FAR of 3;1,could build a 3-story to building that covers the lot,or 6-story building that covers half of the lot. •` Height restrictions would also apply with heights up 60 feet proposed in the Mixed Use ' aJ ajd - Employment zone, Current allowed height in General Commercial is 45 feet. ; w' " { Orient buildings to streets,but vary according to location; 1)Use existing 0-30 foot setback wq is • (existing code)for Business Corridor properties;2)For Village Mixed Use,use 0-foot"build-to" �` ; '. lines at corners,and 15-25 foot setbacks near low-density residential. �. - Dislike zero-foot setback. Zero-foot setback is proposed at corners,with increase in setback as .:• " development transitions to the neighborhood, ; ", .:".. i - Why propose this at the corners? A zero-foot building setback distinguishes buildings at the ;7. J; corners and discourages parking in front of buildings, •r ' ''tr, " - Need to be certain that there is room for plantings in front of buildings. " • ■ Require"high-quallty"h llding design that reinforces each zone within the Town Center, ' - 1-low do you require"high quality"building design? 1 Transportation Network,Access Management and Parking a• 7 :, y Y �7 r'` I, Any comments on the streets arrd alleys map and recent updates? • Move Hallmark extension to the west edge of parcel since It isn't extending into the Commons, . / • Boones Ferry improvements seen as speeding people through vs.town center project trying tc slow " ' down, Property owners have concerns about property loss, ",, • Alleys as circulation off Boones Ferry—alley lighting should be low level. tit .', °'• a Alley behind Wizer's between Madrona and Sunset; - Makes sense as Sunset neighbors don't want cut through traffic. -'rx'; - Still provides access and good radius, .µ - Reroute alley along south property line, [Note:a pedestrian easement runs along south property " "�.• line and north along west property line to Boones Ferry,] _':° - Like alley rather than street, F , Traffic cuts through Wizer's parking lot. a..: • West end of alley at Bryant has a tight corned,small radius,and no stripping, e ^ • Concerned about grove of trees[at north end of proposed alley at intersection with Lanewood-east ' of Pacific Lumber]here, "+, 2. Do you have any comments or the bicycle facilities map? „„ ■ keep cyclists on!cones Perry Road, Need bike lanes,both sides,the entire length of Booties Ferry, ,• + M not on the sidewalk, • • Oakridge is too narrow for bike lanes, s♦♦r ' A N Q'6 F� Alternative bike lanes off Boones Ferry? 41.. Lake Grove Town Corner Plan page, Ccmmunity Workshop Summary-lebruary 20,2b03 IAA♦(3�Llw " . 1 , k1 « F i ��� 4, i ,a d - rI ',a• .`I> ,. . ... •. .. .,. ., .. .,. .... to. . . .. .. ., p e a'I. f ,,;y 1. 1, • * .`ry p'; {r r1' 3. Do you have any comments on the pedestrian map and recent updates? ■ Priority should be to add sidewalks to existing streets that don't have them, + rr .• • I would like to see Boones Ferry as"primary"pedestrian route,not alleyways through parking lots at .. '''". the rear of businesses. " ,+" r` ■ Provide well lit pathways and landscaping, + + • • 7`he bridle trail pedestrian path; , It's okay,but wonder how much use it would get. ' `= • Seems redundant to Sunset,but Sunset does not have sidewalks and is not particularly safe to "�„�, '' 1 ` r . r • walk along. :' ' ' i . - No objection,but worried about use after dark. .. »" x ^�. - Concerns over bridle trail pedway,particularly security, r 1 .,.a :u - Concerns about security. Can it be closed at night? - Nola Court neighbors are opposed to the bridle path. � • North/south pedestrian connections from Sunset; r; .'T, `,^^ Not sure if one off of Nola Court is feasible as it is private property. Instead should emphasize pedestrian improvements on Reese and Boones Fe .R: - Nola Court neighbors want neither proposed pedway connection—north from Sunset or north at ` the end of Nola Court. -°, w; i , - Like the idea of pedestrian access somewhere along Sunset north to commercial area. i - Before Nola Court was developed,used to walk through to Boones Ferry. 1• ` x t + r:,. .. • Eastern north/south pedestrian connection[through private open space]makes more sense, ,t. - Ask property owners about pedestrian connection here[through private open space]. it, ,...•* 4' • Pedestrian path from Sunset to the alley; ..`• p - Don't like the idea of it being"improved"—keep it rustic. - Dirt trails—keep it"forestry"—like informal trails, • How about a more direct pedestrian connection from Sunset to Bryant north of fire house and v 4 south of strip development? k' . w i; °'w,. ' '' • Neighborhood association did not want pathway on west side of Quarry. w '•.z: • Continue proposed path on east side of Quarry to the north. ' W ^ t • Paths are great along Douglas. , x • Pedestrian signal[at Boones Ferry between Reese and Lanewood]? There used to be one for students. w 4 ,•• • School bus stop located at the of intersection Bryan and Sunset-include pedcsttian amenities such as lighting and bike racks,Sunset and Bryant intersection; r' - School bus stop located at the intersection,include pedestrian amenities such as lighting and bike , y • racks, , r • Clarify[on-street]parking in this area. �',, at` • Difficult pedestrian crossing today—should have a pedestrian signal. 4. Am'comments on the transit snap and recent updates ; , • Are there plans/funding to improve bus stops? Bus 37 gets very light use. No specific designs now + „.• for bus stop improvements. City can work with TriMet to plan for improvements such as shelters, „.. etc.at new stops. " L d • Is there an opportunity for a Park'n Itide? Relocate the Park'n Ride, u " _ • Add a Park'it Ride at Mercantile Village +; • Opportunity for a local circulator within Lake Oswego®0 d - . Lako Gtova Town Cantor plan Page 6 • " ,'; Community Workshop Summary-•/=ebruary 20,2003 ' •{t • -', AA(32) 4# „, , ^x + e, r .d , \, r � A�,, a x + � rr • 1i., h A a" , (. 's a., q1 " f 7., • t , . N +_C• '.u. ,'.. i 'a a . . ^ „ • 1 A. I r' • y. .!� . . ���� u.9. A ,';., '•, .. .,'' /. a 1 , i to M ` 1.e ■ Implement'friMctimprovementstoday—thumbsup, 4'4;. L �o • Why can't the bus route go down Boones Ferry now? i ''4: • Low ridership because of poor schedule. N' . t ;;_ a 5. Any comments on the proposed access nranagentent strategy? ,c A ■ Urban renewal district could facilitate access management without redevelopment. 6, Any comments regarding on-street parking? a ,,+ :+ ' • Be sure to specify extent of parking off of Boones Ferry. 4 r•,•:" " r On-street parking wouldn't harm homeowners along Red Cedar. '''' 'h+ ' '‘I ,`„ ■ On-street parking on Quarry,Oakridge,and Douglas is inconsistent with neighborhood plan. :4 Mo h ■ Have on-street parking on Quarry next to Waluga Park, • ;' `+� s' ■ No on-street parking along Douglas—too narrow;poasibie on east end. ri„ W r • Clarify[on-street]parking in area of Sunset and Bryant. " ■ Angle Lanewood[extension]at intersection with[Boones Ferry]to add parking on side, +' • On-street parking okay on Lanewood next to lumber yard. , 1. • ' 7, Any thoughts regarding site specific parking opportunities? ' r1' ,' • City purchase here[area of Andrew's Furniture and parcel to north]for municipal purposes,possibly, ; +„ • Driveway connections south side of Booties Ferry between Reese and Bryant: K - Sloped areas difficult for drive through traffic. . . .•,,, - Why are these[second and third arrows to east from east end of alley]not in line—lose parking, ' . - Like long range plan for driveway access to Reese, - Change in elevation between parcels may make driveway connections difficult, ^ 4 ■ Parking lot reconfiguration doesn't have to be linked to redevelopment. III. Large Group biscussion ". At 9 p.m„the large group reconvened and shared some k^y points from the small group discussions, Sec " summary of items above, " ' ' "" IV. Next Steps A final community workshop is scheduled for Wednesday,May 14,from 7 to 9:30 p,m,at Lake Grove Elementary. The workshop will include presentation of identified town center projects and �^ implementation strategies,and opportunity for citizens to comment on the draft Town Center plan, On . , i ' 4 May 12,2003,the Planning Commission will hold a work session to review the draft plan. On June 9, - « ° ' 2003,a public meeting will be held before the Planning Commission for their review and recommendation, Citizen's are welcome to attend this meeting and testify before the Commission. A a r ` • w follow up process will then begin during which City staff will work with a work group to draft `, ., amendments to the development code,transportation system plan,and comprehensive plan, After „+ implementing language is developed,Planning Commission and City Council hearings will be held for the review and acceptance of both the plan and implementing ordinances, ` V. Adjourn .., +" ,' The meeting adjourned at 9;30 p.m. +,,, L:\.Case Ftlesi200 I\Phutning Project Neel,01•on02 Lake Grui,e Town Center414.03.03 open housestVorkshop summary '••'. 040303 doe a . - Lake Grove K, � � k' Canter pa0o d Conrnunhy Town Sniary-Pebruary 20,2000 ' i' * � , a ,K' AA(12) {t 1. '' " , + .J 1 i ' n '' .. ✓ . I . i � e -,ram . i , t Page lofl wNyaw 'Y 1 u Egner, Dennis a . From: GLENN H GREGG tghgwiz@msn.com] 1J Sent: Thursday,May 01,2003 11:21 AM i N ;' °a To: Egner,Dennis ° ,/" ,? Subject:4.66 Acre Parcel at Kruse Way&Scones Ferry Road •1 . ',f,Y Dear Denny: 1 N N This is to confirm my interest in having the now vacant 4,66 acre parcel located at the NW 4, �'0 .... quadrant of the intersection of Kruse Way &Boones Ferry Road brought into the Lake Grove Town a' ,,. 44 v u Center Plan study now underway. A The subject 4.66 acres Is the only parcel of any substantial size available for development In • Lake Grove, On one of the most prominent corners In our city, the site has the further opportunity to serve as a gateway into the Lake Grove business area as well as the west side of , Lake Oswego. , • 1 I look forward to the possibility of working within the Lake Grove Town Center Plan process to .'", " utilize this site for maximum benefit to the Town Center Plan, rl • e, 1 w Sincerely, '" '`I' cr' t ' Glenn H, Gregg .4 yr . N ' w u Y N 5 NS 4. 11. . Ai � i, ATTACHl1fiEN'C 6 ` y 065 yN 5'I.200 ,, +, 1 43 4 ' 1\ N i lie CO H' 1 � �3: 7F ` ) y 1 } + 4 i • r�{ r` it • 1' � .I 4 I Y I�x 7.1 Y •Y {y t • • • q 111. y rr_'.. 9 !• c Y+. • 6, r •I.',I (�yy /� n - .'^ r i .u � ' l Y�.'fir` + 4+J" NH( K) 4 h. ' z n A u A I on P4 y i ry k ,v tturn•� P+. �, qn. ,.+rJ n rn'•! a 1• �. ♦ _ k+,.. .'I a .. d. a .r,q. . . 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'°• ' .A AS" 'Wr \N ,x * • i`} } a »9 �1i -W 4 ♦y '?M v 6. ` t � A C,,o0"l\I'' '0 Community Development •�, ,., ,,- �, Department `` . `�`` Memorandum ,,,,' OAEGON U .F „ TO: Planning Commission FROM: Dennis Egner,AICP, Long Range Planning Manager "rY 6 W, 4 DATE: May 1, 2003 �J 'ny , MbrY: , +.4 SUBJECT: Lakefront Zoning—Scope of Wnrk(P 02-0007) '" Summary-The City of Lake Oswego has contracted with Ron Kellet of the Center for Housing " r' Innovation(CHI)at the University of Oregon to conduct a lakefront zoning study, The study is ry ,,,. intended to result in special design standards for lakefront housing. The cost of the study ($20,000)is being split with the Lake Corporation, \ • ";; Background -On June 11, 2002,the City Council held a study session regarding lakefront 41 II ' . K'. zoning, At the June meeting, Lake Corporation Board Members, Bob Barman and Linda Kerl, Indicated that the Lake Corporation had budgeted $10,000 that could be used to help fund 1 • . , consultant work on the project, Mr. Barman and Ms. Keri indicated a desire to work with Ron °• Kellett of the University of Oregon. Mr. Kellett has been under contract to help the City with ,r,':" , A. the infill standards project, In October 2002,the City Council authorized the City Manager to s' match the Lake Corporation contribution and contract with the University of Oregon to conduct `�' the study. a `�"" In April 2003, a contract was signed with the University and work officially started. The first phase,through June, is focused oh assessing conditions and developing initial concepts, The " second phase(July through December)will refine concepts and result in graphics and ' 4., illustrations for any needed code amendments, .• . r Issues»The study is primarily a technical study, Only two public workshops are anticipated. y " " µ Both are scheduled for the second phase of the project. The Planning Commission may want �' to consider how best to conduct the public process for creation of specialized zoning standards , • for lakefront properties. Attachments- e « 1, Scope of work with the Center for Housing Innovation (CHI) at the University of Oregon 2, City Council Staff Report(June 6,2002) , ,r , a P 02-0007 x Planning Commission Meeting 1 .M1 May 12,2002 F x n4- , 4 A pI a • n, w4. , • • a , p .4 r r.: 1 EXHIBIT"A" u .,;` A � t , art: ' .1., OF WORK " SCHEDULE OF PAYMENT z '4:1"i 1 •I. 1Z " LAKEFRONT ZONING STUDY .... , a' CHI proposes to assist the City of Lake Oswego with a study intended to amend aspects of the City development code related to new residential development in the areas immediately adjacent to Oswego ".. Lake,a private lake managed by the Lakefront Corporation, Lake Oswego Corporation is a ••. 4 A.� collaborating partner in this study and will provide half the funding to University. *'.2 STUDY CONTEXT a b ' )'' is Properties fronting Oswego Lake are experiencing redevelopment pressure and often,property f` ,t %i1,.' owner objectives,zoning regulations and neighborhood expectations are at odds or in conflict, ■ New houses and additions to older houses tend to be,taller,wider and enclose more floor area than , ' a" their older neighbors,Some residents of established lakefront homes,for example,have expressed concern that some new development has negatively impacted the scale and character of the - "' lakefront and,to lesser extent,that of streets and neighborhoods adjacent to the lake, * Circumstances and conditions shaping development along the lake have also become increasingly at odds with the assumptions and standards assumed by city zones, The significant number of ., ? variances sought and received for development of lakefront properties is evidence of this. ■ The context within which this development takes place is diverse,comprised of several distinct " A neighborhoods of very different types,scales and characters,The majority of properties are , ' '1 a " regulated by three different zoning designations(R7.5,R.10,R-15.) A smaller number are ." yregulated by three other designations:(R-0,WR,EC), In addition,the landscapes within which a particular zoning designations apply can also be very different in size,shape,slope and context from others that share the same designation. " +, a SCOPE CHI proposes to assist the City assess these issues and develop regulatory concepts compatible with t " • x, the existing Lake Oswego zoning code and suitable for implementation through a new lakefront zone • )..• 1 ; or overlay zone.While the study area(defined as properties that front on the lake and its canals)is "' significant in scare and complexity,we proposed to reduce its scale and simplify its complexity by s." > focusing on a smaller number of lot types and zoning districts representative of priority issues and areas. _z The work will be conducted in collaboration with the Corporation and result in recommendations for amendments to the City development code. City staff will be responsible for day-to-day management :" "' c, of the project.Representatives of the Corporation will be invited to participate in all meetings with 0 , CHI,No formal task force or advisory committee would be created. The public will,however, CO participate through meetings at key points noted below). City staff will manage this public involvement 0 1 ATTAChIMENT 1 °..ii 1 A . .+~ • "t" y " 4 Y ' +.Y� SY .. r . .11 f 6 M1.� ._.'� , A,1 ,DIY Y..a A. '1A ' `.+ C. 4, •.,r 1. d• , tt" m r� y . M TASKS Four sequential tasks—an assessment of zoning and compatibility issues;formulation of corresponding regulatory concepts,refinement of regulatory concepts,and documentation suitable for , ;,= adoption in the City development code are elaborated below, , ` ` • 1 •4, / , 4, A °" 1 Assessment . . ' This task assesses existing patterns of lakefront development to characterize lot types,zoning ' 1 issues and study priorities as follows: A J+ ■ Characterize development patterns and compatibility issues in narrative,quantitative and '• ?I graphic summary form,This would be based on consultation with the City and the Corporation a" ~, and review of variance applications in the study area, -' ', •°: • Identify those types of lots likely to experience similar compatibility conflicts or requests for `Y variance by type and location, We anticipate this will include categorization of highest priority a ;' study lots by size,configuration and slope in specific sections of study area '' • ■ For these priority lot categories,identify issues and expectations associated with new lakefront v + t ,+ development and current zoning requirements, These include: o Relationship of new development to lot size and shape:Maximum lot coverage,floor ; area and height permitted,for example ' ' o Relationship of new development to the lake;'Rear'yard setbacks,height,massing for example. 'o a„ "� ' o Relationship of new development to n t.eighboring stntctures: Side yard setbacks,height, massing,for example, o Relationship of new development to public streets:'Front'yard setbacks, height, massing,garages,for example, :• 1"1 '* ,' . Conduct one public meeting to present summary of work undertaken in assessment task, t Review results with City and Corporation, Revise summary as appropriate, .` 4 �" ).' Products: Assessment report summarizing work and products completed in this task, " N- Anticipated schedule:June 10,2003 "'rr d Value: $7,000(City responsibility) is 2 Regulatory concepts ; :` This task identifies alternative regulatory concepts and design standards that address zoning7'6 , '. ;: and compatibility issues identified in Task 1. • CHI,in collaboration with the City and Corporation,will develop a roster of alternative ' regulatory concepts and design standards that address zoning and compatibility issues tJ identified in Task 1. Alternatives will consider; c Regulatory Approaches..Options include a new lakefront development zone or zones, . y .. or an overlay zone. , 002 w' 4, k 'V .J 1 J -t.. 0_ >•.J f ,4 .. , . 9 M. Jr 4 >•h' 0. q. '' r ., o Incentive Approaches-Options include streamlined processes and financial • .. ' `, , enticements or fee waivers, "' 'a ". oira o Development Standards-Options include new or amended standards for height, " '" massing,setbacks,FAR,lot coverage,etc. These standards may vary in different areas •. j'' W. around the lake, "• o Review Processes'-Options include ministerial review under clear and objective a ; standards or a discretionary dean.)review process, .•�' '- ■ CHI,in conjunction with City and Corporation,will make a preliminary assessment of ' + alternative regulatory concept and design standards and identify those preferred for further testing and refinement in Task 3. ''` 'a:-, • v • Products: Summary of alternative and preferred regulatory concepts and options referenced to i. + .4.a'" zoning or compatibility issues and priorities. Anticipated schedule:June 30,2003 M' Value: S3,000(City responsibility) 3 Regulatory concept refinement This task tests and refines the regulatory concepts and design standards of Task 2 in preparation for '. r . ' consideration of amendments to City development code, "; . ' ° n CHI,in consultation with City staff and Corporation representatives,will refine and test °" ' preferred concepts on three to five representative lots or lot types. •IOW `4''. • Preferred regulatory concepts and design standards will be applied to these typical lots and an ` ., ',_'. r" evaluation conducted to assess whether the results would be compatible with lakefront design r` character as well as adjoining neighborhoods. ' y ■ A minimum of two public meetings will be held during this task to review,test and refine concepts. f, Products:Brief summary report of refined regulatory concepts and standards and copies of all materials presented at public meetings. -N , Anticipated schedule:September 12,2003 '.`1,r , ;% Value: S5,000(Corporationresponsibility) • ,,'.... 4 Documentation for adoption This task translates refined regulatory concepts and standards to formats and language appropriate to City codes. . • , ■ City staff will draft development code language. , ,• • ,�.+N, • CHI will ptSvide graphics to illustrate concepts. ", 003 I x�A`'fit '•-'; .o, t�OD ," a 'i•'' '' * _ •, .' • e • ' Y1* +. .. n A f0A + - ' f "gyp , '� + `+,. 1•. . l., ♦1 TJ 1. ♦', ,., .w 4 -.. 4 _I" 1 r G-. • ' ■ City staff will coordinate one public information meeting in advance of public hearings, e CHI will attend one public meeting,one work session with Planning Commission,and one " "• work session with the City Council, a''' `• r µ x'. • City staff will be responsible for changes resulting from work sessions and hearings, ; V" Products:Development code amendments and Illustrations and copies of all presentations and ?• w', materials presented at public meetings and work sessions, '";� •tL�, Anticipated schedule: October to December 2003 F '� Value:$5,000 (Corporation responsibility) I AY 1 A i t. l • x Ya; • t. • r• 4 I 8 ity =14, * a M r 4 tl.+kip ay h- 1 0 C x, a AA'02r 4 .y,3Y �` ry 1 1, • • c 1 " N 4 r .. ry- i l{I . • • � 1 CITY OF LAKE OSWEGO ::: ? COUNCIL 'REPORT a • j.M\ ORE6oN r I ! _ 'ail "' TO: Doug Schmitz,City Manager 4'` FROM: Dennis Egner,AICP,Long Range Planning Manager t' ! •' DATE: June 6,2002 f titi SUBJECT: Study Session - Lakefront Zoning • _- nr ACTION: tl ti Na action is required. The June 11,2002 meeting is a study session to provide information to Council and respond to questions, ' " ' BACKGROUND: , In May,staff met twice with representatives of the Lake Oswego Corporation(LOC)to discuss the + r1, ' issue of developing a special zoning district for lakefront properties, The LOC representatives are seeking additional flexibility for development and redevelopment of lakefront properties given some the unique circumstances that exist around the lake, In recent years,there has been increasing pressure to build larger and larger homes on lakefront properties. Simply put.the high value of lakefront property creates market demand to build high . value(large)homes on lakefront lots, Older,smaller homes are being torn down and replaced by large homes, When a new owner spends$500,000 to$1 trillion for a lot they will often want to •' « build a large high value home on the lot.• i .` ;„ The pressure for large homes has resulted in a high number of variance requests for lakefront properties, Since 1994,there have been 45 different development proposals for lakefront properties ` where variances have been requested, Many of these requests were to allow larger homes to be built than what would normally be allowed under the zoning ordinance. Typically variance requests � are submitted for setbacks,height.or similar dimensional standards. ,,a ' i(:: One of the unusual circumstances affecting lakefront property is LOC ownership of the lake,andi. often the land adjoining the lake. In some instances,there may be 50 feet of land owned by theLOC between a property owner's rear property line and the shoreline of the lake. Rear setbacks aremeasured from the property line rather than from the lake.On a property nearby,the rear propertyline and the lake shoreline tray be the same, in this instance,a25foot lakefront setback would " ® • apply. In one instance the house would be over 70 feet away from the lake and itt the other it would 005 ATTACHMENT 2 a June 0.2Ulh C uuneil Report on Lakefront toning his,,III,) " \ AA'(3 , r, ,, ` ''' ..} :,t " li • 1 7 .1 .•K ~ I:Y•, Y s a I ,l ..1.^1I + •r t ... _..- • .� •1 A. K.S. .nh ` i,.,, ,.. be only 25 feet. This type of differential in setbacks,can result in problems with compatibility and in maintaining views of the lake, There are a wide variety of zoning districts around the lake. Each zone provides unique development standards addressing use,lot size,lot coverage,height,and setbacks. Lakefront zones include R-15(Low-Density),It-10(Low-Density).R-7.5(Low-Density),R-0(High-Density),WR 1 = z ,M (Waterfront Cabana),EC(East End Commercial),and NC(Neighborhood Commercial). , ' iSSUCN < , To organize the discussion,this report addresses two types of issues--those of lakefront property owners and those that could be considered broader community issues. A brief description of each ,.`t issue is provided: y:1Q Lakefront Property Owner Concerns „- `r Building Height—Because many lakefront lots are sloped,there is greater flexibility needed for "' determining building height limits on lakefront lots, Lakefront properties are currently exempt from _' _ ' 1 .. '"• the provision that building height be measured to peak of the roof. For these properties,height is 4.. `'' measured to the mid-point which allows a building to be slightly higher than other structures in the r ` '" adjoining neighborhood, r •1 JI Q D V I ..'. R 1 ra - Wes++ �1;„ � 4 A ":.r, v'¢W `° "1'w °rt, Waterfront .-v N-vyy`y-v r ,,1 ' EJ Lakefront owners arc ,, , concerned when new •A— _ development might limit an .,,: `�" existing view of the lake. - � WA1 fl pasr YpaFeAnFS °A"""= U.""'l`4tie44T Aida The LOC considers views , �4�' when authorizing . ` ' development of any new ° boathouse. The City does not analyze views when R' 1 -Ea En tEl approving construction of a new home or other ,%, ED ED.I 1 I:21 structure, .4 . P E:El if I= t , ., , , n' a •t, WAi,,t...,R' ykui bitlftqW1TO Tti AU.1MMtAiIR .' u1tH V1144. '.+ WATt:P.>Rc -r- 'Pr 'tY VM.LE 006 iunc 6,200?Council ltu iun on Lakefroni Zoning page 2 nl'_1 • M' ,• wL M AA.b • d ,. ,1 - 1 t, •4 r '� - 1 •A 'a 1 4', r r Side Yard Setbacks—Required setbacks vary by zone. For new construction in the.R-10 and R-15 •'. zones,side yard setback requirements are 15 feet, Reduced setbacks are desired to provide for more ". ;, ' flexibility. s, Rear Yard Setbacks—As mentioned above,the LOC property that is located between a lakefront ,; '^ property and the shore should not have the effect of creating a greater setback than if a site were setback from the shoreline, This is especially an issue for some of the lakefront structures such as t- 4r decks and gazebos. ,, Lot Coverage—Limiting lot coverage has forced people to build higher,box-like homes. Lot Shape—Many lots around the lake have unusual shapes which sometimes makes it difficult to build within setbacks,i r ;N Bulk and Size—In some areas around the lake,the bulk and size of new homes are concerns, This '• is especially true along the canals and the bays where smaller homes exist, `i Conimunitl'Concern t '; . Environmental Quality/Water Quality—More intense development around the lake can increase " ''" storm water run-off which can lead to more pollutants and erosion, The loss of tree cover and " r vegetation reduces the capacity of surrounding lands to retain storm water, + Streetscape Compatibility-Lakefront owners often consider the side of the property that abuts the street to be the"back"of the house. In some instances,the public streetscapes of lakefront " properties are dominated by garage doors and blank walls. Visual Access to the Lake—If side yard setbacks are reduced,there will be less visual access to the ," lake from the public street and for properties across the street, Visual access adds value to the rest r of the neighborhood. a . .,• ; " ': Building Height—The building height of lakefront development is a concern for any property ,,;, owner who has a view that might be blocked by new development, '' •.' hYo .J i OPTIONS: Representatives from the LOC have requested that the City begin the process of developing special " lake front zoning to address the concerns of'lakefront property owners, It is anticipated that such a process would require extensive public involvement and testing of concepts similar to the process '., used for the infill study. Options for the council include: ''' " 1, Direct staff to begin Work on a new lakefront zone, . ,y `' '2 Direct staff to address lakefront zoning as part of the work plan for next year, '" '' n 3, Use a consultant to work on the project(cost could range between S 10,000 and$20,000)• ..;' d, Deterniine that lakefront zoning is not an issue that will be addressed in the near future, w EXHIBITS: t 4. •u' 1. photographs of lakefront properties. `' rt a _i,, ' 007 June t,,1002 Council Report on Lakefront Zoning Pagel of 3 A 4'' a AIVt4C1 a 4 1 ` tL , Q , f ,i ,.� t ,♦ i. L C Fyfi , roY • I • Ar .Y i i • h y,•A 1 11 • Oil, • , : L Y. t L• 0. 7 e T l V! ,� • 9 • y•h K "n t• I• • 4 ry Y 4 p'n I ti ram! M' 'a 1. a y • ! 1� 1f�yw fy y i1 •1• r'YL ' 1y 1• te' t Yl?, 008 1 .4 '� ��,�4t�aM 1 •, •a NA.la -• - • . --,••:,...-•:••••.• .. A.A••••'.'" •.. ••..17",„ • • ...'' ' „".. 5 • •:,•• - . .- . •--...:,,,i4 '''''..*.:,, ' ' ' ' :,.,'... 7 ' 4 '' . 11„; ..,',.:..'•.. ''''. ...'' 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