HomeMy WebLinkAboutAdditional Items -11/14/2024 - Binder Materials - Meeting 2
503-675-2543 380 A AVENUE PO BOX 369 LAKE OSWEGO, OR 97034 WWW.LAKEOSWEGO.CITY
TO: South Shore Fire Station Task Force Members
FROM: SSFS Project Staff: Johnson, Artman, Creek, Brunner, Sin
SUBJECT: Summary of Distributed Materials – Meeting Two
DATE: November 14, 2024
Response Time
19 Map of Buildable Lands ≥0.4 Acre within 212 Fire Management Area (1pp)
20 2023 Buildable Lands Inventory Methodology (18pp)
21 Intergovernmental Agreement – Stafford Urban Reserve Areas (5pp)
22 Dimensions of City Properties at Station 212 (1pp)
23 Heat Map – Current Response Times (including TVF&R stations) (1pp)
24 Heat Map – Current Response Times sans 212 (including TVF&R stations) (1pp)
25 Heat Map – TVF&R Station 55 Response Times (1pp)
26 Heat Map – TVF&R Station 39 Response Times (1pp)
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Lake Oswego Housing Needs Analysis March 17, 2023
LAKE OSWEGO RESIDENTIAL
BUILDABLE LANDS
INVENTORY
DRAFT Methodology and Initial Results I March 17, 2023
Introduction
This memorandum provides a Residential Buildable Lands Inventory (BLI) for the City of Lake Oswego,
which will support the creation of a Housing Needs Analysis (HNA) for the City. The methodology for this
BLI is based on the 2018 Metro BLl 1 with further refinements through review and discussions with City
staff.
The BLI is conducted in the following steps:
•Step 1: Study Area and Land Classification. This step identifies the land in the City that is
available for residential uses.
•Step 2: Constraints to Development. This step identifies constraints such as natural resources,
steep slopes, and utility easements that limit development.
•Step 3: Development Status. This step assigns a "Development Status" of vacant, partially
vacant, or developed tax lots in the inventory.
•Step 4: Net Buildable Area and Unit Capacity. This step removes land for future rights-of-way
and other land needs to provide a net number of acres for each City zoning designation, then
estimates number of units and mix of unit type (single detached, multi-dwelling, middle
housing) expected based on the results of Step 4.
Step 1: Study Area and Land Classification
Study Area
The study area for this analysis is shown in Figure 1. The study area includes land within the Lake
Oswego City Limits and unannexed areas with City of Lake Oswego Comprehensive Plan designations.
1 https://www.oregonmetro.gov/sites/default/files/2018/07 /03/UGR Appendix2 Buildable Lands lnventory.pdf
DRAFT Buildable Lands Inventory Methodology Page 1
#20
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 2
Figure 1. Study Area Map
Land Classification
Parcels in the inventory are categorized based on their Comprehensive Plan and Zoning designations,
property ownership, and other characteristics available in City/regional datasets. These classifications
are described in Table 1 and shown in Figure 4.
Comprehensive Plan and Zoning Districts
The City of Lake Oswego’s Comprehensive Plan Districts are described in Table 1. This is the primary
basis for classifying lands into the categories of Residential, Mixed-Use, Nonresidential, and Publicly
Owned/Other. Alignment with Zoning Districts are shown in the “Implementing Zones” column. Zoning
and Comprehensive Plan map designations are shown in Figures 2 and 3, respectively. Overarching
categories of land and how they are considered in this inventory are described on the pages following
those figures.
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 3
Table 1. City of Lake Oswego Comprehensive Plan and Zoning Districts
Comprehensive
Plan
Designations
Implementing
Zones Zone Purpose
Residential Low
Density
R-15
To provide lands for single-family residential development with
densities ranging from two to five dwelling units per gross
acre, and to provide lands for middle housing development.
R-10
R-7.5
Residential
Medium Density
R-5
To provide lands for single- and multi-family residential
development with densities ranging from seven to eight
dwelling units per gross acre, and to provide lands for middle
housing development.
R-DD Zone
1) The purpose of the R-DD zone is to assure that both
single-family homes and middle housing are protected
from noise, light, glare and reduction in privacy to the
maximum extent possible during the area’s transition to
higher density residential use, to facilitate good
architectural design and site planning which maintains
residential choices of unit size, cost and other amenities
and supports the economic feasibility of new construction
and development, and to assure protection and
compatibility of all land uses, including commercial,
residential, park, open space and historic sites.
2) The R-DD zone is intended for use in low density
residential districts which are undergoing transition to
increased densities, and which have scenic, historic,
natural or residential features which should be preserved
and integrated with new development.
R-6
The FAN R-6 zone is intended to implement the land use
policies of the First Addition Neighborhood Plan. The purpose
of this zone is to ensure the design quality of proposed
development in the neighborhood by:
1) Ensuring that proposed building designs are visually
compatible with the character of existing structures, maintain
adequate light and air between structures, and complement
the neighborhood’s architectural character.
2) Minimizing the visual impact of garages from the street,
and to continue established alley uses and functions such as
access to garages, off-street parking and trash removal.
3) Encouraging compatible and sensitive remodeling and
renovation of existing residences.
4) Preserving the small-town character of the existing
streetscape by allowing single-family and middle housing
development that is human scale and pedestrian oriented.
5) Enhancing the natural environment of the neighborhood
as one of the dominant characteristics.
6) Preserving FAN’s historical and architectural character by
encouraging infill development that is compatible in design
character to landmark structures on abutting lots.
Residential High
Density
R-3 To provide lands for single- and multi-family residential
development with densities of at least 12 dwelling units perR-2
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 4
Comprehensive
Plan
Designations
Implementing
Zones Zone Purpose
R-0 gross acre, and to provide lands for middle housing
development.
R-W
Commercial
Neighborhood
Commercial (NC)
To provide land near residential areas for lower intensity
commercial activities that primarily serve the surrounding
neighborhood, smaller public facility uses, and residential uses.
General
Commercial (GC)
To provide lands for a mix of higher intensity commercial
activities supplying a broad range of goods and services to a
market area approximately equal to the planning area
identified in the Comprehensive Plan, as well as residential,
public facilities, and cultural uses.
Highway
Commercial (HC)
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 zone is not intended for
regional shopping centers.
Mixed
Commerce (MC)
To provide for a mix of uses requiring highway access and
which provide a strong visual identity. Intended uses include
local and regional convention type facilities, office uses and
supporting retail uses.
Office Campus
OC)
To provide lands for major concentrations of regionally-
oriented offices and employment opportunities for a market
area larger than the planning area.
Campus
Research and
Development
CR&D)
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.
Campus
Institutional (CI)
The purpose of the CI zone is to provide zoning regulations for
the Marylhurst Campus in order to provide land where
permitted or conditional uses can be provided for in a unified
campus setting.
East End General
Commercial (EC)
To implement Comprehensive Plan policies applicable to the
Downtown Town Center and to provide land for a mix of
higher intensity commercial, residential, and cultural uses and
public facilities that support a traditional downtown
commercial core.
Industrial
Industrial Zone
I)
The purpose of the industrial zone is to provide land where
general industrial development can be located.
Industrial Park
Zone (IP)
To provide lands where primarily light industrial and
employment uses can occur in a campus-like setting under
controls to make activities mutually compatible and also
compatible with existing uses bordering the zone.
Mixed Use
West Lake Grove
Zones
Townhome
Residential -
WLG R-2.5,
Residential
Mixed Use - WLG
RMU, and Office-
Commercial -
WLG OC)
To provide zoning for townhome residential, commercial, and
mixed-use development in the West Lake Grove District that
accommodates lower intensity commercial, public facility and
residential uses; and to provide a transition between the Lake
Grove Village Center and adjacent residential neighborhoods.
These districts are intended to supply services to a market area
that is comprised of adjacent neighborhoods.
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 5
Comprehensive
Plan
Designations
Implementing
Zones Zone Purpose
Foothills Mixed
Use (FMU)
To foster a mix of housing, retail and office uses in a central
location proximate to downtown and along the Willamette
River. Commercial uses are allowed but are not intended to
dominate the character of the area. Retail uses are limited in
size to complement the downtown core and facilitate the
development of neighborhood-focused retail served by transit.
The design and development standards are intended to create
a unique Lake Oswego community. The emphasis of the zone is
on residentially related uses.
The Foothills Mixed Use code provisions are intended to:
i. Connect the FMU area with downtown, Tryon Creek, Old
Town, the Willamette River and Oswego Lake;
ii. Create a sustainable walkable neighborhood that
possesses a thriving, active, and comfortable pedestrian
environment;
iii. Create visual interest through varied building heights that
are urban in character, yet include detailed amenities at the
ground floor that enhance the pedestrian environment;
iv. Create high quality buildings, of long lasting materials, to
promote the permanence of the community;
v. Allow for a mix of residential uses, with urban density, and
neighborhood scale retail and office development; and
vi. Establish a standard of design that reinforces Lake
Oswego’s sense of place.
Public Use Public Functions
PF)
The Public Functions (PF) zone is intended to specify
appropriate land uses and development standards for public
uses, such as government services, education, and similar
activities.
Park and Natural
Area (PNA)
Park and Natural
Area (PNA)
The purposes of the Park and Natural Area (PNA) zone are to:
i. Protect, preserve, conserve and enhance natural areas,
greenways and parks;
ii. Permit a wide range of passive and active recreational
uses, and accessory uses, on property for the future use and
enjoyment of the City and its residents;
iii. Implement Statewide Planning Goal 8, Recreational
Needs; and
iv. Establish a master plan process for park planning and
development.
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 6
Figure 2. City of Lake Oswego Zoning Designations
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 7
Figure 3. City of Lake Oswego Comprehensive Plan Designations
Residential Land
Residential Land is intended to meet the City’s need for residential uses of various types. It includes land
within the R-0, R-2, R-3, R-5, R-6, R-7.5, R-10, R-15, R-W, and WLG R-2.5 Comprehensive Plan
designations, unless it meets the criteria for “Publicly Owned/Other” land.
Mixed Use Land
Mixed Use land can be developed to meet the City’s residential and employment needs – sometimes
within the same structure. It includes land within the WLG RMU, CI, CR&D, EC, FMU, GC, HC, NC, OC,
and WLG OC Comprehensive Plan designations unless it meets the criteria for “Publicly Owned/Other”
land. More information about the assumptions for future housing development in these areas is found
later in this report.
Nonresidential Land
Nonresidential land includes employment land and “Publicly Owned/Other” land, as follows. This land is
not included in the inventory.
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 8
Employment Land
Employment Land is intended to meet the City’s employment needs. It includes land within the MC and
IP Comprehensive Plan designations unless it meets the criteria for “Public/Other” land.
Publicly Owned/Other
This category of land includes the SP, PF, and PNA designations, as well as land in the following
categories:
Land in another Comprehensive Plan designation under City, County, State, Federal, or Special
District Ownership
Land commonly held in Homeowners’ Associations (HOA) common ownership, such as required
open space.
Religious or fraternal properties (with the notable exception of Marylhurst University, which is
accounted for in a separate line item).
Private driveways and ROW
Parcels in this category may be included in other classifications if information is available to suggest that
they have development capacity for residential or employment uses.
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 9
Figure 4.BLI Land Classification
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 10
Step 2: Constraints to Development
One of the primary tasks of this BLI is to identify land that is constrained by one or more of the following
physical constraints. Constraints may overlap one another spatially – in this case the more restrictive
constraint applies. Assumptions for these constraints are listed below – they have been discussed with
City staff but are subject to further refinement, as needed.
Constraints are described in Table 2 and shown on Figure 5.
Table 2. Development Constraints
Constraint Description Developable Portion
Steep Slopes Slopes greater than 25%. Density transfer resulting in
the construction of 1-2 dwelling units allowed. 5% Developable
Water Bodies Includes lakes, streams, other areas of open water 0% Developable
FEMA Flood
Hazard Areas
Includes Zones A, AE, and X. Density transfer resulting
in the construction of 1-2 dwelling units allowed. 5% Developable
Greenway
Management
Overlay District
Protects land along the Willamette River. Permitted
uses include single-family dwellings and accessory
structures associated with such dwellings.
25% Developable
Sensitive Lands
Includes Resource Protection (Streams and Wetlands;
RP), Resource Conservation (Tree Groves; RC), and
Habitat Benefit Areas (Tree Groves; HBA). RP and RC
areas are tightly regulated, while HBAs are areas with
optional resource protection incentives rather than
regulations.
RP – Density transfer possible.
RC - Mostly applies to public land and open space
tracts, which are not developable (PF and PNA zones,
OS tracts in private developments, typically).
HBA - Incentives, rather than regulations, are applied to
protect natural resources. Usually does not limit
development beyond a modest reduction.
RP – 50% Developable
RC – 0% Developable
HBA – 95%
Developable
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 11
Figure 5. Constraints to Development
The BLI includes the following information for each tax lot in the study area based on the location of
constraints.
Acres – Total size of the tax lot
Constrained Acres – Acreage of constrained areas, per Table 2
Unconstrained Acres – Total acres minus Constrained Acres
The following table shows gross acres of land in each primary land classification in the Study Area.
Table 2. Constrained and Unconstrained Acres by Land Type
Land Type Total Acres Constrained Acres Unconstrained Acres
Residential 5,889.2 1,307.0 4,582.2
Mixed Use 615.2 120.2 495.0
Non-Residential 212.2 8.4 203.8
Publicly Owned/Other 1,699.0 906.2 792.8
Total 8,415.6 2,341.5 6,090.4
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 12
Step 3: Development Status
Each tax lot in the study area is categorized as Vacant, Partially Vacant, or Developed. The following data
is used to determine development capacity of Study Area tax lots:
Assessor data, including Property Land Use Code, Improvement Value, and Land Value
City inventory of outdoor areas, used in identifying public and commonly-held open spaces such
as public facilities, parks and Homeowners Association-owned open spaces.
Metro Vacant Land Inventory derived annually from aerial photo information.
Review of recent aerial imagery
Discussion and review with City staff and Housing Task Force
Generally, vacant tax lots are assumed to have development capacity equal to the area unconstrained
by natural resources, minus additional set-asides for future Right-of-Way and infrastructure (see Step 4).
Developed parcels will be subject to further screening for redevelopment potential, described in later
steps.
Partially Vacant properties have an existing home but are large enough to subdivide based on criteria
such as parcel size and allowable lot size, as described in this section.
Residential Development Status
Vacant. Land that has a building improvement value of less than $20,000, as indicated by
assessor data. All land outside of constrained areas is included in the developable area for these
properties.
Vacant – Platted. Vacant land that is part of a platted but unbuilt subdivision is included in this
category. Platted lots are assumed to contain one unit each unless other information is available
see Step 4). “Developable Acres” is shown as “0” because they are treated separately from
other acreage in the inventory.
Partially Vacant. This designation is intended for parcels with an existing single-detached home
that are large enough to further subdivide or develop to provide additional residential units.
While middle housing and townhomes are allowed in many zones, this analysis uses the
minimum lot size required for single-detached dwellings as the basis for the Partially Vacant
designation, as follows:
o Parcels greater than 5 times the minimum lot size: These lots are categorized as
Partially Vacant.” ¼ acre is assumed to remain for the existing home and the remaining
unconstrained acreage is assumed to be developable.
o Parcels between 2 and 5 times the minimum lot size: For lots with building value below
200,000 - ¼ acre is assumed to remain for the existing home and the remaining
unconstrained acreage is assumed to be developable.
o Parcels less than 2 times the minimum lot size: These lots are categorized as
Developed” if improvement value is present or aerial photo review shows
development.
Developed. All other residential land is designated Developed and has no developable area.
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 13
Mixed Use Development Status
Mixed Use development is subject to the same criteria as Residential Land. However, an additional
screen is used to determine the likelihood of redevelopment of mixed-use parcels in Step 4, and
assumptions about the residential/employment mix (see Table 3) are applied.
Mixed Use Residential Proportion
Mixed use designations are assumed to develop partly with residential uses and partly with non-
residential uses, per the following table.
Table 3. Residential Portions of Mixed Use Tax Lots
Mixed Use
Designation
Residential
Portion
Nonresidential
Portion
Notes
West Lake Grove
Residential Mixed Use
WLG RMU)
50% 50% Townhomes only allowed with office use in the
same building
West Lake Grove
Office-Commercial
WLG OC)
25% 75% Residential limited to Boones Ferry Staging site,
per LOC 50.03.003.2.d. Residential limited to
Boones Ferry Staging Site… Percentage based on
the size of this site in relation to the total size of
district (see LOC 50.03.003.2.d for geography).
Campus Institutional
CI)
50% 50% Multifamily development is limited to Subarea I
of the Marylhurst Campus. Marylhurst Campus
zone – probably needs a special look at any
vacant area. Refine based on analysis of
Marylhurst campus… ask DR planner?
Campus Research &
Development (CR&D)
30% 70% Assumption based on trends in this area
East End Commercial
EC)
80% 20%
Foothills Mixed Use
FMU)
80% 20% Most similar to EC in terms of res/non-res mix
General Commercial
GC)
30% 70%
Highway Commercial
HC)
10% 90%
Neighborhood
Commercial (NC)
50% 50%
Office Campus (OC) 30% 70%
Summary
The following table lists the number of tax lots, total and constrained acreage, and developable area by
land type. A map summarizing development status is shown in Figure 6.
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 14
Table 4. Developable Area of Residential and Mixed Use Tax Lots
Land Type
Gross
Acres
Constrained
Area (Acres)
Unconstrained
Area (Acres)
Developable
Acres
Residential 4,413 951 3,547 345
MixedUse 493 96 399 15
Non-Residential 181 21 160 -
Public/Other 3,491 1,309 2,215 -
Total 8,578 2,377 6,320 360
Figure 6. Development Status of Residential and Mixed Use Land
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 15
Step 4: Net Buildable Area and Unit Capacity
This step of the BLI establishes the net buildable area of residential land in the Study Area by removing
land needed for future right-of-way and other infrastructure set-asides, and by subtracting the non-
residential portions of mixed-use zones. This step also accounts for platted subdivisions and other
development with known approvals.
Right of Way and Other Set-Asides
When vacant land develops, land for roads, infrastructure, open space, and other needs reduce the
gross available acres into a net developable acreage. The BLI uses the following assumptions to calculate
net developable acreage for each parcel.
Residential Land: 20% of vacant properties, 0% of partially vacant properties
Mixed Use Land: 20% of vacant properties, 0% of partially vacant properties
Assumed Density
Table 7 shows the assumed density for various zoning designations in the City of Lake Oswego. This
information is based on the minimum lot sizes, likely densities, and staff assumptions based on recent
projects and comparable zones, and parcel-by-parcel analysis.
Table 4. Unit Capacity on Residential and Mixed Use Land
Zoning
Designation Density Notes Assumption for BLI
Residential-Low Density Zones
R-15 Min 15,000 sf lot area. 2.9
DU/AC net
2.9 DU/AC net (could increase
slightly to assume some middle
housing)
R-10 Min 10,000 sf lot area. 4.3
du/ac net.
4.3 du/ac net. (could increase
slightly to assume some middle
housing)
R-7.5 Min 7,500 sf lot area 5.8 du/ac
net
5.8 du/ac net (could increase
slightly to assume some middle
housing)
Residential-Medium Density Zones
R-5 7-8 units per gross acre, per
code.
5,000 sf min lot size for single-
family. 1,500 for townhouse.
8 du/ac
R-DD Buffer zone. 21 du/ac
theoretically possible.
8 du/ac
R-6 First Addition Neighborhood
FAN) zone
6,000 sf lot area for Single-
Family. 1,500 for townhouse.
7 du/ac
Residential-High Density Zones
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 16
Zoning
Designation Density Notes Assumption for BLI
R-3 At least 12 du/ac. (3,375 min
per dwelling, or 12.9 du/ac).
Townhomes up to 29 du/ac
12 du/ac
R-2 Min 12 du/ac 12 du/ac
R-0 Min 20 du/ac 20 du/ac
R-W ~12 du/ac
Mixed Use Zones
West Lake Grove
Residential Mixed
Use (WLG RMU)
Table 50.03.002-2 notes “R-5
density or greater”
5 du/ac
West Lake Grove
Office-Commercial
WLG OC)
Table 50.03.002-2 notes “R-5
density or greater”
35 du/ac expected in BFR
Staging Site, nothing in other
areas
Campus
Institutional (CI)
Table 50.03.002-2 notes “R-5
density or greater”. Must have
commercial on ground floor.
Generally applies to Merylhears
University, which is treated
separately.
Campus Research &
Development
CR&D)
Table 50.03.002-2 notes “R-5
density or greater”
54 du/ac for projects that
include residential (~30% of the
district, as above) based on LU
19-0041
East End
Commercial (EC)
Table 50.03.002-2 notes “R-5
density or greater”. Must have
commercial on ground floor.
56 du/ac
Foothills Mixed Use
FMU)
Table 50.03.002-2 notes “R-5
density or greater”
56 du/ac
General
Commercial (GC)
Table 50.03.002-2 notes “R-5
density or greater”. Must have
commercial on ground floor.
Residential not allowed “In the
GC-zoned area in the vicinity of
Jean Way and Boones Ferry
Road”
27 du/ac based on Mercantile
project (LU 18-0026)
Highway
Commercial (HC)
Table 50.03.002-2 notes “R-5
density or greater”
8 du/ac (or R-5 density) for the
10% that may develop as
residential
Neighborhood
Commercial (NC)
Table 50.03.002-2 notes “R-5
density or greater”. Must have
commercial on ground floor.
67 du/ac for the 50% that may
develop as residential (based on
LU 07-0031)
Office Campus (OC) Table 50.03.002-2 notes “R-5
density or greater”
21 du/ac for the 50% that may
develop as residential (based on
Galewood Commons
Apartments)
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 17
Summary
Table 4 describes the net residential developable acres in Mixed Use zones, accounting for employment
uses on mixed-use land and assumed right-of-way. Table 5 summarizes net residential acreage for both
residential and mixed-use land in the study area.
Table 5. Net Developable Acres of Residential and Mixed Use Land
Land Type
Gross
Acres
Constrained
Area (Acres)
Unconstrained
Area (Acres)
Developable
Acres
Unit Capacity
Residential 4,413 951 3,547 345 1,218
MixedUse 493 96 399 15 178
Non-Residential 181 21 160 - -
Public/Other 3,491 1,309 2,215 - -
Total 8,578 2,377 6,320 360 1,396
Figure 7. Unit Capacity by Zoning Designation
Land Type Unit Capacity
Residential 1,218
EC/R-0 5
R-0 2
R-10 215
R-10 Comp Plan 468
R-15 114
R-3 22
R-5 104
R-7.5 136
R-7.5 Comp Plan 133
R-DD 10
R-W 1
WLG-R 2.5 8
Mixed Use 178
CR&D 39
EC 67
GC 12
NC 23
NC/R-0 9
OC/R-3 5
R-0 8
R-3 5
WLG-OC 7
WLG-R RMU 3
Grand Total 1,396
Lake Oswego Housing Needs Analysis March 17, 2023
DRAFT Buildable Lands Inventory Methodology Page 18
Additional Capacity:
Remaining Marylhurst University approval: 70 units
Additional Middle Housing Capacity (estimated at 3% of developed lots with single-detached
dwellings): 410 Units
Redevelopment on Multifamily and Mixed Use Land: TBD. Further analysis will include a look at
strike price” (current value per square foot), age of structure, and recent trends related to
converting office uses to residential uses.
Total Unit Capacity: 1,876 Units. Mix (e.g. single detached, middle housing, multi-dwelling) TBD.
Next Steps
The contents of this inventory will be reviewed by City staff, the Housing Task Force, and other
stakeholders. Further analysis into potential redevelopment, the characterization of “partially vacant”
land, densities, housing mix, and other attributes of the BLI are expected.
This inventory will inform the Housing Capacity Analysis and Housing Needs Assessment to provide a
picture of the availability of residential land as it compares to the need of certain types of housing units
in the next 20 years.
#21
1. City Governance. The Parties agree that Stafford will be governed by one or more
of the Cities upon expansion of the urban growth boundary and annexation. The
governing City will have the authority to decide what land uses should be planned
for, and when and how municipal services will be provided.Notwithstanding
anything to the contrary in the Reserves IGA,Exhibit B, Section 4, or Metro Code
Sections 3.07.1105 to 3.07.1130 ("Title 11"), Metro and the County will oppose any
future effort to incorporate a new city. Metro and the County will similarly oppose
creation of any service district to provide water or sanitary sewer services in Stafford
outside of a city,unless there is no practicable alternative to creation or expansion of
a sewer district in order to remediate a health hazard created by development in
existence on the effective date of this IGA.
2. Completion of a City Concept Plan.
a. The Parties recognize that the Cities will be the public bodies that have the
responsibility to plan for any future urbanization of Stafford and that the
urbanization of Stafford will only occur upon annexation to one or more of the
Cities. Prior to adding any part of Stafford to the UGB,the City that will be
responsible for annexing that part of Stafford must first have developed a
concept plan for the area describing how the area will be planned and
developed after inclusion in the UGB. The timing for commencement and
completion of a concept plan will be up to the City.
b._ The Cities will coordinate concept planning with one another and with the
County and special districts serving Stafford on the effective date of this
Agreement to determine which City or special district is the appropriate urban
services provider for each part of Stafford. The Parties agree to develop a
preliminary concept plan to address transportation, density, community
character, and infrastructure issues to help ensure that future, more detailed
sub-area "concept plans" can be developed and coordinated. The parties
agree to participate in good faith in future planning efforts for Stafford, in
coordination with each other, and with other public, private, and community
stakeholders.
c. Each governing City will be responsible for determining the pace and timing
of future development within an area to be incorporated into the UGB. The
form and character of development will be determined through the concept
planning process under Title 11 and Section 2 of this Agreement, and will be
consistent with community values and environmental requirements.
d. The County shall not amend the Comprehensive Plan or Zoning and
Development Ordinance or the Comprehensive Plan Map or zoning
designations:
i. To allow within Urban Reserve areas,new uses that were not allowed
on the date the Urban Reserve areas were designated, except those
Page 2—Intergovernmental Agreement—FINAL
uses mandated by amendments to the Oregon Revised Statutes or
Oregon Administrative Rules enacted after designation of Urban
Reserves.
ii. To allow within Urban Reserve areas, the creation of new lots or
parcels smaller than allowed on the date Urban Reserve areas were
designated, except as mandated by amendments to the Oregon Revised
Statutes or Oregon Administrative Rules enacted after designation of
Urban Reserves. The purpose of the designation is to preserve lands
for potential fixture urban development, not to facilitate or expedite
their development under County zoning.
e, Notwithstanding anything to the contrary in Metro Code 3.07.1110(d),Metro
agrees that the concept plan or plans developed pursuant to Section 2 of this
Agreement will be used to designate 2040 design types for Stafford and to
develop conditions in the Metro ordinance that adds any Stafford territory to
the UGB. The Parties agree that the concept plans will govern amendments to
the Cities and County comprehensive plans and land use regulations following
addition of the area to the UGB.
3. Citizen Involvement. The Parties agree that future decision-making regarding the
timing and content of concept planning and the expansion of the UGB must involve
the participation of citizens from the Stafford community, as well as other
stakeholders,and will take into account public testimony about desired community
character, preservation of natural features, and other community concerns when
developing the concept plans.
4. Urban Services Agreements. At such point in time that any portion of Stafford is
included within the UGB,the City that is responsible for urbanization of that area will
negotiate and enter into an urban services agreement pursuant to ORS 195.065 with
any special district that is providing services to that area of Stafford on the effective
date of this Agreement or that may be created thereafter pursuant to Section 1 of this
Agreement.
5. Grant Funding for Transportation Planning. Metro and the County will undertake
a transportation planning project using the $170,000 Community Planning and
Development Grant from Metro to the County to study and plan for transportation
and other public infrastructure conditions and needs in the Stafford area. Work on this
planning project is anticipated to begin once Metro and the County have finalized the
decision on urban reserves.
6. Support for Widening I-205. The Parties agree to continue to support the Joint
Policy Advisory Committee on Transportation's decision to make widening I-205
from Oregon City to Stafford Road a top priority for regional transportation projects
in order to help address the significant transportation infrastructure issues related to
future urbanization of Stafford as well as other regional transportation needs.
Page 3—Intergovernmental Agreement—FINAL
7. Transportation and Infrastructure Improvements. Urbanization and urban
development will be planned to coincide with transportation and infrastructure
improvement necessary to serve such development.
8. The Findings. This IGA will be entered into the record of the Metro and Clackamas
County proceedings on the remand of the 2010 Stafford urban reserve designation.
The Metro and County remand findings will cite this IGA as evidence necessary to
meet the designation requirement under ORS 195.145(5)(c) and OAR 660-027-
0050(3)that the Stafford area can be served by urban level public facilities and
services efficiently and cost-effectively by appropriate and financially capable service
providers.
9. No Appeal by the Cities. In consideration for the promises and commitments made
herein,the Cities agree that the Cities will not challenge the designation of Stafford as
Urban Reserve either before the State of Oregon Land Conservation and
Development Commission or by appeal to the Oregon Court of Appeals.
10. Governing Law. The laws of the State of Oregon will govern this Agreement and
the Parties will submit to the jurisdiction of the courts of the State of Oregon.
11.Amendments. This Agreement may be amended at any time with the written consent
of all Parties.
12. Severability. If any covenant or provision of this Agreement is adjudged void, such
adjudication will not affect the validity, obligation,or performance of any other
covenant or provision which in itself is valid if such remainder would then continue
to conform with the terms and requirements of applicable law and the intent of this
Agreement.
13. Term. This Agreement shall be effective upon execution by all Parties identified
herein. This Agreement will terminate on the same date as the Reserves IGA,
December 31, 2060, unless terminated earlier by agreement of the Parties. If during
the term of this Agreement there is a change in applicable law or other circumstance
that materially affects compliance with one or more provisions of this Agreement,the
Parties agree to negotiate in a good faith a revision to this Agreement to address such
law or circumstance in manner consistent with the intent of this Agreement.
[Signatures on Following Page]
Page 4—Intergovernmental Agreement—FINAL
IN WITNESS WHEREOF, each party has caused this Intergovernmental Agreement to be
executed by its duty authorized representative on the date first mentioned above.
Dated: JUne.,,Y, 2017
ero Council
Dated: JunoZ e , 2017
Cla as Co my
Dated: June�q , 2017
;City of Lake O wego
Dated: June 28 2017
of Tualatin
Dated: June 2$ ,2017
+ity of West Linn
Page 5—Intergovernmental Agreement—FINAL
24
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