HomeMy WebLinkAboutAgenda Item - 2025-09-22 - Number 06.1 - Staff Memo 09-12-25 PCWS-2 w-Attach PP 25-0002
503-635-0290 380 A AVENUE PO BOX 369 LAKE OSWEGO, OR 97034 WWW.LAKEOSWEGO.CITY
TO: Lake Oswego Planning Commission
FROM: Michael McNamee, Associate Planner
SUBJECT: Rezoning for Housing - Work Session #2 (PP 25-0001)
DATE: September 12, 2025 WORK SESSION DATE: September 22, 2025
EXECUTIVE SUMMARY
This work session will provide background to the Planning Commission (Commission) on the
City’s proposed project to rezone mixed-use, commercial, and non-residential areas of Lake
Oswego to support the development of more housing units. Since the first work session with
the Commission, the Planning Department applied for a Housing Planning Assistance grant from
the Department of Land Conservation and Development (DLCD) to fund a consultant to help
execute the project. DLCD is expected to decide on the grant awards in September. If
successful, a consultant would then be provided by DLCD, who has procured several planning
consultants to work on Housing Planning Assistance grant projects. Commencement of the
project is estimated to begin in early 2026. The Commission will be involved throughout the
process, providing input on code concepts, draft amendments, and the final recommendation
to the City Council. The project is anticipated to be finished by the end of 2027.
BACKGROUND
In the City’s 2023 Housing Needs Analysis (HNA), it was determined that approximately 1,968
units of new housing will need to be developed in Lake Oswego between 2023 and 2043 to
meet current and future demand. However, the HNA also determined that the land within the
city’s boundaries lacks capacity to build all of those units based on development potential
under the existing Zoning Map and Community Development Code (CDC). Additional capacity of
at least 641 units is needed to be able to supply the overall number of units required to meet
demand. One of the 13 strategies identified by the City’s Housing Production Strategy (HPS) to
create extra capacity to build housing is to rezone parts of the city, focusing on the areas
currently zoned for commercial, mixed-use, or non-residential uses. While the HPS references a
later phase of the project that would add housing capacity in residentially-zoned areas as well,
Council has since provided guidance to focus added capacity in non-residentially-zoned areas
and to deprioritize rezoning in primarily residential areas of the city.
Page 2 of 3
DISCUSSION
Project Objectives and Scope
The purpose of this project is to amend the Zoning and Comprehensive Plan Maps for certain
commercial, mixed-use, or non-residentially zoned areas of the city to allow for greater
residential density. The project will be conducted in two phases. The first phase will be to
identify focus areas where there may be potential for denser residential development. The
second phase will be to formulate more detailed recommendations for how best to amend the
Zoning Map in those areas. As part of this process, potential amendments to the text of the
CDC may be identified to support the Zoning Map changes. Such code amendments could be
accomplished as part of this project or be included in a project the City will be running
concurrently, the Code Audit for Housing and Business, which will be conducting a
comprehensive review of the City’s zoning requirements to identify barriers to housing and
business development citywide.
As part of the first phase, identifying areas of the city with a high potential for higher density
residential redevelopment, the following steps will be taken:
1. Create a rezoning background report, which will provide basic background information
for the project, including defining the methodology the City will use to identify rezoning
focus areas.
2. Create a map and report summarizing rezoning opportunities and constraints.
3. Analyze 4-5 focus areas and create zoning alternatives for each.
The second phase, creating Zoning and Comprehensive Plan Map amendments, will require the
following steps:
1. Refining zoning concept recommendations for selected focus areas.
2. Drafting and finalizing Zoning and Comprehensive Plan Map amendments.
3. Depending on the results of the first phase, potentially drafting and finalizing CDC or
Comprehensive Plan text amendments.
Completion of the first phase is projected to take at least a year, with an additional nine months
needed for the adoption of Zoning Map, Comprehensive Plan Map, and other potential
amendments, including public hearings.
Public Involvement
The consultant (with staff support) will draft a Public Involvement Strategy that will help guide
the project to ensure the community’s vision and values are reflected. The community
engagement process will likely include open houses, stakeholder interviews, community
surveys and online communications (e.g. social media posts, web updates, press releases, etc.).
A Technical Advisory Committee (TAC) comprised of key City staff and representatives from
the development community will be formed to help direct the technical work of the project.
The same TAC will also advise the work of the Code Audit project.
Planning Commission Involvement
The Commission will be involved throughout the process, providing input on the zoning
alternatives, draft amendments, and the final recommendation to City Council. There are
expected to be several Commission work sessions for staff to provide project updates,
Page 3 of 3
summarize public engagement, and receive advisory input at key points throughout the project.
In addition, there will be Commission public hearings to review the proposed code
amendments, receive public testimony, and issue final recommendation to City Council. See
Timeline and Next Steps, below, for more detail.
Timeline and Next Steps
The Planning Department applied for a $210,000 DLCD Housing Planning Assistance Program
grant on August 4th to hire a consultant for the project (Attachment 1). The application included
letters of support from City Council, the Lake Oswego Chamber of Commerce, and the Home
Building Association of Greater Portland. DLCD is expected to issue a decision on the grant
sometime in September. If successful, a consultant will most likely be chosen by DLCD, who has
procured several consultants to work on Housing Planning Assistance grant projects. However,
a Request for Proposals (RFP) could be required if the capacity of DLCD’s consultants is
exceeded. All tasks—including adoption of code amendments—are tentatively scheduled to be
completed by September 2027.
The tentative project process and timeline are as follows:
PROJECT MILESTONE DATE DUE
1 Project Kick-Off
Draft Public Involvement Strategy
January 2026
March 2026
2 Rezoning Background Report April 2026
3 Rezoning Opportunities and Constraints Summary Map and
Paper
July 2026
4 Draft and Final Focus Area Alternatives Report
First Draft of Report
Second Draft of Report
Final Draft
September 2026
November 2026
January 2027
5 Draft Zoning Map, Comprehensive Plan, and CDC (if
required) Amendments
April 2027
6 Adopt Zoning Map, Comprehensive Plan, and CDC (if
required) Amendments
September 2027
ATTACHMENTS
1. DLCD Housing Planning Assistance Grant Program Application, 8/4/2025
2. Scope of Work – Rezoning for Housing, 8/4/2025
Department of Land Conservation and Development
2025-2027 HOUSING PLANNING ASSISTANCE APPLICATION
Page 1 of 7
Please complete each section in the form below. Fill out the requested information in the spaces
provided. For applicants requesting multiple services, submit a separate form for each. Submit
completed applications by midnight on August 4, 2025.
Date of Application:
Applicant (Jurisdictional Entity):
If applying on behalf of a jurisdiction or pursuing a joint project, please also include the recipient jurisdiction name(s)
Contact Name and Title:
Contact e-mail address:
Contact phone number:
Requested Service:
Direct Grant (& DLCD-Provided
budget estimate)Consultant
Housing Planning Assistance Projects
Development Code Amendment ☐|$☐
Housing Capacity Analysis (HCA)1 ☐ |$☐
Housing Production Strategy (HPS)☐ |$☐
Housing Implementation Plan (Housing planning ☐ |$☐
activities other than an HCA or HPS)
Urbanization Planning Assistance Projects
Urban Growth Boundary Land Exchange ☐ |$☐
Urban Growth Boundary Amendment2 ☐ |$☐
One-Time Urban Growth Boundary Amendment3 ☐ |$☐
Urban Reserves ☐ |$☐
Public Facilities Area Plan ☐ |$☐
1.Housing Capacity Analyses initiated under this Housing Planning Assistance Program are expected to be conducted
under the Oregon Administrative Rules implementing the Oregon Housing Needs Analysis that the Land Conservation and
Development will adopt in December 2025.
2. A UGB amendment requires a land deficiency identified in a Housing Capacity Analysis.
3. As provided i n SB 1537 (2024) Section 48-60.
Department of Land Conservation and Development
2025-2027 DLCD Housing Planning Assistance Application
PP 25-0002 ATTACH 1/PAGE 1 OF 7
Page 2 of 7
Project Title:
Project Summary: (Summarize the project and products in 50 words or fewer)
Project Description & Work Program
Please carefully review the attached Sample Work Program applicable to your jurisdiction’s proposed
project. The work programs included represent typical tasks and work products associated with
common project types. If you expect the project to be substantially similar (i.e. there may be minor
variations, but major project deliverables align with applicant expectations) to the project included in
the Sample Work Program, the applicant does not need to submit a work plan.
However, if the applicant anticipates a proposal for a project that is substantially different from the
projects included in the Sample Work Program, please include an attachment detailing the proposed
project, addressing each of the following in an attachment. Applicants applying for distinct or unique
projects are expected to submit detailed applications that specify the work tasks, products, and
timelines unique to their project. Priority will be given to applications that provide well-defined tasks,
products, and timelines.
Is the jurisdiction planning to utilize the applicable Sample Work Program as the project statement
of work? Yes ☐ No ☐
If “yes”, please skip to the “Tasks, Timelines, and Budget” section below. If “no”, please attach a
detailed work program including the following.
A. Goals and Objectives. The purpose of housing planning assistance projects is outlined in the
attached Sample Work Program for reference. Please state the goals or overall purpose of the
project. Describe particular objective(s) the community hopes to accomplish. Please indicate
whether this is a stand-alone project or is part of a longer multi-year program. If it is the latter,
describe any previous work completed, subsequent phases and expected results, and how work
beyond this project will be funded.
B. Products and Outcomes. Please describe the product(s) and outcome(s) expected from the
proposed project in detail, including a brief description of any anticipated significant effect the
project would have on development, livability, regulatory streamlining, and compliance with state/
federal requirements, equitable socioeconomic benefits, or other relevant factors.
Department of Land Conservation and Development
2025-2027 DLCD Housing Planning Assistance Application
PP 25-0002 ATTACH 1/PAGE 2 OF 7
Page 3 of 7
C. Work Program, Timeline & Payment. Please include a comprehensive work program describing
the specific tasks, timelines, expected budget, and deliverables. Public engagement is a necessary
component of any planning process but may be tailored to fit the project context. Some projects,
such as code amendment or technical projects, may not require extensive engagement in
comparison to major projects with substantial local policy impacts. If other changes are necessary,
please consult with your Regional Representative. * Budget estimates are only required for Direct
Grant requests. Applicants requesting DLCD-provided consultants can leave this field blank.
Tasks, Timelines, and Budget
List and describe the major tasks, including:
•The title of the task;
•Anticipated timeline for each task, including the tentative start date after the grant agreement
or consultant contract is executed, task completion dates, and project completion date. Note
that all tasks must be completed before the end of the biennium. We request that project
timelines conclude no later than June 15, 2027;
•For direct grant projects, anticipated budget for all tasks; and
•Expected local contribution, including budget, staff time, and resources.
Task Title Timeline (Month, Year)Estimated
Budget*
Local
Contribution
1 to $$
2 to $$
3 to $$
4 to $$
5 to $$
6 to $$
7 to $$
8 to $$
TOTAL to $$
If the project is part of a multi-year program, provide an overview of the expected timelines in
sequence of expected start dates and completion date for each phase and describe subsequent
phases to be completed. If the following spaces are not sufficient for your responses, you may
attach a separate document with additional information. Please clearly indicate the question
number and/or prompt with each response to ensure it aligns with the application form.
Department of Land Conservation and Development
2025-2027 DLCD Housing Planning Assistance Application
PP 25-0002 ATTACH 1/PAGE 3 OF 7
Page 4 of 7
Project Criteria and Additional Information
1.Evaluation Criteria. Include a statement that addresses the program priorities and evaluation
criteria presented in the application instructions (“Eligible Projects and Evaluation Criteria”).
2.Project Partners. List any other public or private entities that will participate in the project,
including federal and state agencies, council of governments, city and county governments, and
special districts. Briefly describe the role of each (e.g., will perform work under the grant; will advise;
will contribute information or services, etc.). If the project includes multiple jurisdictions, briefly
describe the capacity and support of those jurisdictions to support and participate in the project.
Department of Land Conservation and Development
2025-2027 DLCD Housing Planning Assistance Application
PP 25-0002 ATTACH 1/PAGE 4 OF 7
Page 5 of 7
3.Advisory Committees. List any advisory committee or other committees that will participate in
the project.
4. Cost-Sharing and Local Contribution. DLCD funds may comprise a portion of overall project costs;
if so, please identify sources and amounts of other funds, staff time, or services that will
contribute to the project’s success. Cost-sharing (match) is not required, but recommended.
Will a consultant be retained to assist in completing grant products? Yes ☐ No ☐
Will you be utilizing this funding to dedicate your own staff resources in completing
grant products? Yes ☐ No ☐
Department of Land Conservation and Development
2025-2027 DLCD Housing Planning Assistance Application
PP 25-0002 ATTACH 1/PAGE 5 OF 7
Page 6 of 7
Local Official Support
The application must include a resolution or letter from the governing body of the city or county
demonstrating support for the project. If the applicant is a regional entity proposing a joint project
including multiple local governments, a letter from the local government governing body or
administrator with authorization to execute intergovernmental agreements supporting the
application may be included in lieu of a resolution. The letter of support may be received by DLCD
after the application submittal deadline, but it must be received before planning assistance is
awarded.
---------------------------------------------------------------------------------------------------------------------------------------
Submit your application electronically with all required information to:
E-mail: housing.dlcd@dlcd.oregon.gov
Please note that we will not be accepting applications by mail. If your jurisdiction requires special
accommodations, please reach out to a Grant Program Contact as soon as possible.
If you have questions about the Housing Planning program or projects funded by this round of
planning assistance, please contact:
DLCD Housing Team: housing.dlcd@dlcd.oregon.gov
DLCD HAPO Team: dlcd.hapo@dlcd.oregon.gov
For all correspondence, please include the appropriate Regional Representative.
Mid-Willamette Valley Melissa Ahrens melissa.ahrens@dlcd.oregon.gov
Central Oregon Angie Brewer angie.brewer@dlcd.oregon.gov
North Coast & Lower Columbia Brett Estes brett.estes@dlcd.oregon.gov
Eastern Oregon Dawn Hert dawn.hert@dlcd.oregon.gov
Portland Metro (West)Laura Kelly laura.kelly@dlcd.oregon.gov
Southern Oregon Josh LeBombard josh.lebombard@dlcd.oregon.gov
Portland Metro (East)Kelly Reid kelly.reid@dlcd.oregon.gov
South Coast Hui Rodomsky hui.rodomsky@dlcd.oregon.gov
South Willamette Valley Patrick Wingard patrick.wingard@dlcd.oregon.gov
Department of Land Conservation and Development
2025-2027 DLCD Housing Planning Assistance Application
PP 25-0002 ATTACH 1/PAGE 6 OF 7
Page 7 of 7
Important Housing Planning Assistance Dates
Date Housing Planning Assistance Milestone
June 2, 2025 | 1:30 – 3p Open Forum for follow-up question & answer
Zoom link | Meeting ID: 821 4886 4505 | Passcode: 598033
June 3, 2025 Application period opens; materials distributed
August 4, 2025 Application period closes; materials submittal deadline
Early September Anticipated funding decision; award notices sent
October – November 2025 Direct grant agreements anticipated execution
November – December 2025 Consultant contract anticipated execution
June 15, 2027 Project completion deadline
APPLICATION DEADLINE: August 4, 2025
Department of Land Conservation and Development
2025-2027 DLCD Housing Planning Assistance Application
PP 25-0002 ATTACH 1/PAGE 7 OF 7
Rezoning for Housing Scope of Work Page 1
Scope of Work - PP 25-0001 Rezoning for Housing
Introduction
The purpose of this project is to identify commercial, mixed-use, or other non-residentially zoned areas of
Lake Oswego that could allow for housing or where zoning could be updated to allow for higher-density
housing. Lake Oswego has a shortage of land for housing, as identified in the City’s Housing Needs Analysis
(2023). Rezoning was chosen as one strategy to address the future housing needs of the city, and in
particular the lack of available capacity for new housing units, in the Housing Production Strategy adopted
by the City in 2024. This project is also consistent with the 2025 City Council Goal to, “begin
implementation of the near-term strategies in the Housing Production Strategy Report, including
rezoning commercial and mixed-use properties, evaluating a low-income rental tax exemption program,
and amending the Comprehensive Plan to adopt a fair housing policy.”
In October 2023, the Lake Oswego Housing Needs Analysis (HNA) was adopted to identify and analyze
what housing is needed for the city’s current and future residents. The HNA indicated that nearly 2,000
new housing units are needed by 2043 to serve individuals at a wide range of income levels through a
variety of different housing types. In November 2024, the Lake Oswego Housing Production Strategy
(HPS) was adopted, which commits the City to pursuing rezoning as one of thirteen different strategies
to increase housing production in Lake Oswego and meet the needs identified in the HNA. The HPS
recommends undertaking rezoning to address the shortage of capacity for housing (a deficit of 642 total
units), and potentially to address the deficit of higher-density units by rezoning lower-density areas.
The goal of this project is to add more capacity to build housing on existing land within the city, starting
with commercial, mixed-use, and non-residentially zoned areas, and prioritizing areas with the greatest
potential for higher density multifamily housing. The City anticipates that rezoning will have a moderate
to high impact on its ability to meet projected future housing needs. There is currently a limited supply
but high demand for housing in the community. Given a lack of undeveloped land within the city and
limited potential to add new developable land, rezoning will allow housing needs to be met with the
existing supply of land. However, development potential will also depend on the physical characteristics
of specific sites, such as steep slopes, and availability of infrastructure. Assessing these constraints will
be key to determining the most effective areas of the city to rezone.
This project is planned to commence in early 2026 and be completed by the end of 2027.
Rezoning for Housing – Product and Process
The purpose of this project is to amend the Zoning and Comprehensive Plan Maps for certain
commercial, mixed-use, or non-residentially zoned areas of the city to allow for greater residential
density. The project will be conducted in two phases. The first phase will be to identify focus areas
where there may be potential for denser residential development. The second phase will be to
formulate recommendations for how best to amend the Zoning Map in those areas. As part of this
process, potential amendments to the Community Development Code (CDC) may be identified to
support the Zoning Map changes. Code amendments could be accomplished as part of this project or be
included in a project the City will be running concurrently, the Code Audit, which will be conducting a
PP 25-0002 ATTACH 2/PAGE 1 OF 15
Rezoning for Housing Scope of Work Page 2
comprehensive review of the City’s zoning requirements to identify barriers to housing and business
development citywide.
As part of the first phase, identifying areas of the city with a high potential for higher density residential
redevelopment, the following steps will be taken:
1. Create a rezoning background report which will provide basic background information for the
project, including defining the methodology the City will use to identify rezoning focus areas.
2. Create a map and report summarizing rezoning opportunities and constraints.
3. Analyze 4-5 focus areas and create zoning alternatives for each.
The second phase, creating zoning map and Comprehensive Plan amendments, will require the following
steps:
1. Refining zoning concept recommendations for selected focus areas.
2. Drafting and finalizing Zoning and Comprehensive Plan map amendments.
3. Depending on the results of the first phase, potentially drafting and finalizing CDC amendments.
Completion of the first phase is projected to take at least a year, with an additional nine months needed
for Zoning map, Comprehensive Plan, and other potential amendments, including public hearings.
Work Plan
The Scope of Work (SOW), work schedule, and budget, together with the descriptions of work within
the work plan, describes the work to be performed by the City itself, or to be performed by the City
through or with consultants to be engaged by the City. In the event of any conflict between the
provisions of the SOW and the work plan, the terms of the work plan shall control. Unless specified
otherwise, references in the SOW to the "project team" shall mean, the City together with the
consultants it has engaged through the process outlined in the work plan and the SOW.
1.0 Project Management + Schedule
1.1 Project Management
The City, as the Project Manager, will provide overall project management for the process.
Ultimately, the project team will be responsible for the materials that are generated under this
work plan and for ensuring that the outcome of this process meets the community’s needs.
Specific issues related to the management of this process are outlined below.
1.1.1 Consultants
Over the course of the project, the City will manage the consultant selection process as
well as develop and manage the consultant work scopes in order to successfully deliver
the products described herein. The process will be open and transparent, and will
include significant City oversight throughout.
PP 25-0002 ATTACH 2/PAGE 2 OF 15
Rezoning for Housing Scope of Work Page 3
A. Consultant Selection
The City Project Manager will identify the specific deliverables and scope of work for
the consultant as required by this work plan. In order to ensure the selection of the
most qualified consultants and maximize the City’s value, the City will advertise for an
open solicitation for Request for Proposals (RFP).
At a minimum, it is anticipated that the following services will be needed for the project
and that an appropriate consultant will be selected to provide these services:
• Planning/Land Use/Transportation Analysis
• Community Engagement
• Public Policy
• Architecture and Urban Design
• Economic Analysis and Research
Consultant selection will be done by the City’s Project Manager and include
development of an RFP Invitation for selecting qualified consultants. Evaluation criteria
will include, but not be limited to, relevant firm experience in: land use planning; public
participation; housing policy; architecture and urban design, economic analysis and
research; local experience and knowledge; billing rates; and references. All firms must
demonstrate their standing as an Equal Employment Opportunity (EEO) employer and
meet City COBID requirements.
Prior to issuing the RFP, the City’s Project Manager will establish specific scoring criteria
for consultants. This information will be communicated in the RFP package. The
selection team will have the right to select a consultant based on their response to the
RFP or may, at its option, conduct interviews with potential consultants.
B. Consultant Scope of Work/Contracts
As part of the RFP package, the City will prepare an initial outline of the scope of work
that is being requested, based on this work plan. This initial SOW will be used as part of
the basis for consultant selection as well as to assist potential consultants in assembling
a qualified team and their responses.
Following consultant selection, the City’s Project Manager will work with the selected
consultant (“Consultant”) to more clearly define their scope of work, including a delivery
schedule and not-to-exceed budget for the work. Where Consultant budget or schedule
exceeds the established project budget and schedule, the City’s Project Manager will
work with the Consultant to meet the budget or schedule through reduced/reassigned
work, increasing the budget allocation for certain tasks, or proceeding to negotiate with
the second (or next) ranked Consultant. The City’s Project Manager shall approve of any
reductions in/reassignments of work, budget increases, or decisions to move to the next
Consultant.
Products/Deliverables: Executed Consultant Contracts
PP 25-0002 ATTACH 2/PAGE 3 OF 15
Rezoning for Housing Scope of Work Page 4
C. Manage Consultant Scope of Work/Contracts
The City’s Project Manager will manage the Consultant Scope of Work/Contracts to
ensure delivery of the desired Consultant products within the established budget and
timeline for the project. This work will include regular meetings with Consultants to
review project progress, direction to Consultants to ensure consistency and coordination
with other work tasks, and management of costs to ensure budget certainty. Monthly
reports will be prepared by the Consultant for review with the City’s Project Manager in
order to track Consultant performance to date, including budget, schedule, work
completed, and acceptability of Consultant products.
Products/Deliverables: Monthly Consultant Performance Reports
1.1.2 Project Schedule
The City’s Project Manager will manage the project so as to deliver final products in
accordance with the final project schedule based on the conceptual/anticipated Project
Schedule. The Project Schedule will be updated monthly by the Consultant (or more as
needed) to reflect approved Consultant SOW and reflect progress to date. The Project
Schedule will be reviewed at least monthly with the City’s Project Manager, and
adjustments will be made as needed based on the outcome of these monthly reviews.
Products/Deliverables: Project Schedule and Schedule Tracking Reports
1.1.3 Accounting and Cost Control
The Consultant will track the Project Budget reflected in the SOW and provide all
accounting and cost controls for the project. Invoices will be submitted monthly to the
City for review and approval. The City’s Project Manager will track submitted invoices
against the Consultant contracts and the Project Budget and Schedule. Invoices will be
approved only if the work performed was included in an approved Consultant contract or
approved in writing in advance of the work being performed. Consultants must submit
supporting material to the City’s Project Manager for review and approval. Any project
expenses exceeding $1,000.00 must be countersigned by the City.
Additionally, the Consultant shall submit a summary invoice for that month’s approved
costs, including project expenses and fees. A budget tracking report must also be
provided to measure Consultant performance against the Project Budget and Consultant
fees earned. Upon the City’s review and approval of the summary invoice and tracking
report, the City shall electronically transfer payment to the Consultant account.
Products/Deliverables: Monthly Invoices/Checks; Budget Tracking Reports
1.1.4 Project Team Meetings
The project team will be expected to meet on a regular basis to review project progress,
ensure consistency and coordination between work tasks, discuss potential schedule
changes, and manage costs to ensure budget certainty.
PP 25-0002 ATTACH 2/PAGE 4 OF 15
Rezoning for Housing Scope of Work Page 5
Products/Deliverables: City and Consultant – PT meetings on an ongoing basis; Consultant –
Agendas and Minutes for all PT Meetings.
1.2 Project Oversight
This work plan is an important step in the establishment of a public involvement process
focused on broad outreach that provides a range of opportunities for community members and
stakeholders to be involved and engaged in the process. The establishment of a Technical
Advisory Committee (TAC) will provide technical expertise on subject matters. The Consultant
will be tasked with drafting a public involvement strategy that will then help guide the code
amendments to ensure the community’s vision and values are reflected. The community
engagement process will likely include a kickoff public event, focus groups, community surveys
and online communications (e.g. social media posts, web updates, press releases, etc.).
Ultimately, the City Council will make the final decision to approve the amendments, so it will
be well served by the guidance of the community and technical expertise of the TAC.
1.2.1 Technical Advisory Committee
A Technical Advisory Committee (TAC) comprised of key City staff and representatives
from the development community will be formed and managed by the City’s Project
Manager and Consultant to help direct the technical work of the project. The TAC is
anticipated to be tasked with providing input on this project as well as other strategies
identified in the HPS, including the Code Audit strategy, which will run concurrently with
this project. The Code Audit strategy will take a comprehensive look at the CDC to
identify barriers to housing and economic development. As part of the Rezoning for
Housing project, additional CDC amendments may be identified that should be
coordinated with the Code Audit work. While the scope of work for the TAC will likely
extend beyond the tasks related to this project, and coordination with the Code Audit
project will be required, the Consultant will only be expected to manage the TAC in
relation to the scope of work and tasks outlined for this project.
This group will provide an opportunity for the City and the Consultants to test and refine
planning concepts and to ensure that work products will meet the City’s needs for
delivery of rezoning recommendations and resulting Zoning and Comprehensive map
amendments. The proposed core membership of this group will include the following:
• Planning Department staff
• Building Department staff
• Engineering Department staff
• Oregon Home Builders Association Representative
• Design and Development Professionals, including:
• Multifamily and Middle Housing Developers
• Architects / Landscape Architects
• Real Estate Professionals
• Housing Finance Professionals
• Chamber of Commerce Representative
• Local Business Owners
PP 25-0002 ATTACH 2/PAGE 5 OF 15
Rezoning for Housing Scope of Work Page 6
• Economic Development Professionals
• DLCD Representative
• City’s Sustainability Program Manager
The Consultant, with input from the City, will develop a charge statement for the TAC
that outlines the role and responsibility of the committee with respect to this scope of
work. It is anticipated that this group may meet monthly after the kickoff event during
the selection of focus areas and development of zoning alternatives for focus areas. The
Consultant will prepare meeting agendas and distribute information to the TAC in
advance of each meeting outlined in the scope for this project. Since the Code Audit
project will be run at the same time and utilize the same TAC, the Consultant will need to
coordinate with the Project Manager and Consultant for that project to develop meeting
agendas.
Products/Deliverables: Project Advisory Group Meetings
1.2.2 City Council Meetings
The Consultant will be expected to attend and assist with presenting at several City
Council study sessions at key points throughout the Plan update process to provide
project updates, summarize public engagement, and receive direction related to future
phases of the project. The Consultant is also expected to attend and participate in City
Council public hearings related to the adoption of Zoning map, Comprehensive Plan, and
potential CDC amendments. In addition, the Consultant will coordinate with the City
Project Manager to prepare the necessary documents, including staff reports and
presentation materials for all City Council study sessions and hearings.
Products/Deliverables: In-person attendance and participation at City Council study
sessions and hearings; Coordination and preparation of materials in advance of study
sessions and hearings.
1.2.3 Planning Commission Meetings
The Consultant will be expected to attend and assist with presenting at multiple
Planning Commission (PC) Work Sessions to provide project updates, summarize public
engagement, and receive advisory input at key points throughout the Plan update
process. The Consultant is also expected to attend and participate in PC public hearings
related to the adoption of zoning map, Comprehensive Plan, and code amendments. In
addition, the Consultant will coordinate with the City Project Manager to prepare the
necessary documents, including staff reports and presentation materials for all PC work
sessions and hearings.
Products/Deliverables: In-person attendance and participation at Planning Commission
(PC) Work Sessions and hearings; Coordination and preparation of materials in advance
of study sessions and hearings.
1.3 Project Coordination
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This project will need to take into consideration and coordinate with other efforts by the City
and private parties to construct housing or amend the Community Development Code or
Comprehensive Plan.
1.3.1 Private projects
The Consultant, in coordination with the City, will reach out to owners of large
properties in potential focus areas for rezoning to better understand the likelihood for
redevelopment and what kind of zoning might support potential redevelopment. This
outreach could take the form of a focus group or ongoing targeted outreach or events,
which will be outlined in the eventual Public Involvement Strategy (Task 2.4, below).
1.3.2 Concurrent City projects
There are two major City projects that will run at the same time as the Rezoning for
Housing project. In order to maximize the effectiveness of all related City projects, the
Project Manager and Consultant will be expected to keep up to date with developments
in other projects and, where appropriate, adjust the rezoning plan or suggest changes to
other projects. The two major projects that are anticipated to run concurrently with this
one are:
(a) The Code Audit. This project will take a comprehensive look at the CDC to
identify barriers to housing and business development. The goal of this
project is to craft amendments to the CDC that will reduce barriers where
they are identified. As mentioned in 1.2.1, since this project is closely
related to the Rezoning for Housing project, the two will share a Technical
Advisory Committee. As potential code amendments are identified, they
may be integrated into the Code Audit project as well.
(b) The Foothills District Plan, the goal of which is to create a plan to redevelop
the Foothills area of Lake Oswego into a mixed-use neighborhood. Rezoning
efforts may dovetail with this project, although rezoning of the Foothills
district will likely be completed through the scope of the District Plan and
not through the Rezoning for Housing project. However, Foothills zoning
should be considered as a complement to zoning alternatives in the
Rezoning for Housing project.
2.0 Public Participation + Community Involvement
The Consultant, with City support, will lead the public involvement effort, ensuring that all work reflects
community priorities and incorporates public feedback.
The process includes identifying stakeholders across multiple audiences whose input is critical in
determining the focus areas for rezoning and shaping the zoning alternatives for those areas. A specific
Public Involvement Strategy will be drafted which incorporates community issues and concerns as part
of the planning process. The Draft Public Involvement Strategy will then be presented to the TAC and
the Planning Commission (PC) for further refinement. Upon acceptance of the final Public Involvement
Strategy, the Consultant and City will execute the strategy and manage public communications and
outreach efforts.
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2.1 Identify Stakeholders
The Consultant, with support from the City, will identify stakeholders who might be impacted by
or have an interest in the project. Communication will be maintained with these stakeholders
throughout the course of the project and some may be included in the Focus Group discussed
below in 2.4.1.
Product/Deliverable: Mailing list of stakeholders and communication to stakeholders
2.2 Stakeholder Interviews
Stakeholders will be interviewed for initial feedback on the project. This will help the City
determine potential focus areas for rezoning. The Consultant will be expected to create the
interview format and facilitate the interviews.
Product/Deliverable: Interview questions and facilitation
2.3 Manage Public Involvement Process
The City will manage the public involvement process based on the public involvement strategy
produced in Task 2.4 below. Throughout the process, the City and the Consultant will continue to
review and refine the public involvement strategy to maximize opportunities for citizen participation
and meaningful involvement.
2.4 Public Involvement Strategy
The Consultant will prepare a Draft Public Involvement Strategy and submit to staff, the TAC and PC –
who acts as the Commission for Citizen Involvement (CCI)- for review and comment. The Public
Involvement Strategy will be the “roadmap” that guides public planning efforts for the project, with
the goal of preparing final recommendations with broad community support. The Strategy will
include:
• Recommended public events (workshops, open houses, presentations, etc.) for broad
dissemination of information; and
• A communications strategy for keeping the public informed of the process.
Based on comments received from staff, the TAC, and the PC/CCI, the Consultant will refine the
Public Involvement Strategy and move forward with its implementation. It is anticipated that
Consultant and the City will revisit the document throughout the planning process, and continue
refining the strategy to ensure that opportunities for public involvement are maximized. This Public
Involvement Strategy must also incorporate, as a baseline, all of the public involvement activities
scoped for Task 2, as well as the project coordination activities scoped for Task 1.3.
Product/Deliverable: Draft and Final Public Involvement Strategy
2.4.1 Focus Group
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As part of the Public Involvement Strategy, the Consultant, with support from the City, will
prepare and facilitate multiple focus groups that include developers, land use planning
professionals, residents, business owners, Neighborhood Associations, and other parties to be
identified in the eventual Public Involvement Strategy. The focus groups will be used to gather
input about the focus area zoning alternatives, including what the potential impacts might be to
existing residents and businesses and how best to mitigate them.
Products/Deliverables: Focus Group materials and event facilitation
2.4.2 Public Events
Consistent with the final Public Involvement Strategy, the Consultant will plan, organize, and
manage a series of public events (open houses, workshops, or similar formats) with the goal of
providing a wider audience with an opportunity to review work products and provide feedback
to the Consultant team as well as to the TAC. In advance of the public events, staff will create a
mailing list comprised of interested parties/stakeholders, including property owners, residents,
and businesses. The City will prepare and mail meeting invitations, with at least two weeks’
notice provided to potential attendees.
Following the events, the Consultant will provide a summary of results, comments, and other
feedback received at the events.
Products/Deliverables: Public Events (TBD); Event Summaries
2.4.3 Communications/Webpage
Throughout the planning process, the City will maintain open lines of communication with the
stakeholder groups as well as with each of the committees working on the project. An interested
party list shall be developed at all public events to allow people to sign up for updates and other
relevant information. The City shall be responsible for maintaining and sending information to
people on the interested party list. At key points in the process, press releases, website updates
or similar products shall be produced to broadly communicate the work efforts to date and to
highlight upcoming events. The City will set up a project web site as an additional means for
interested parties to keep abreast of the planning process and communicate with the team.
Products/Deliverables: Periodical Newsletters; Web site design/upkeep
2.4.4 Engagement Summary Report
The Consultant will prepare an Engagement Summary Report that summarizes the key findings
from the Stakeholder Focus Group, Online Engagement Tool, and any public events that have
been held up to that point (as defined in the Public Involvement Strategy). The Engagement
Summary Report will then be presented to the City Council, the PC, and the TAC, as determined
by the Public Involvement Strategy.
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Consultant will have biweekly check-ins with the City to discuss major project milestones and
work products, address questions, and identify follow-up actions.
Products/Deliverables: Engagement Summary Report
3.0 Rezoning Background Report
The purpose of the background report is to assess existing conditions and lay the groundwork for
identifying focus areas for zoning map and Comprehensive Plan amendments. The Consultant will meet
with City staff to establish expectations for the Report. The information gathered during this phase of
work is intended to provide a basis for further analysis and ultimately amendments to the Zoning and
Comprehensive Plan Maps.
Products/Deliverables:
• Drafts of the Rezoning Background Report
• Presentation materials
3.1 Base Maps
The Consultant will provide maps as part of the report that provide context and an overview of
existing conditions. This is expected to include maps depicting existing infrastructure, the age and
density of existing development, the location of amenities, and more. The Consultant will propose
which maps to create for this task, and the scope of the deliverable will be refined and finalized by
mutual agreement between the City and the Consultant.
Products/Deliverables: Base Maps
3.2 Analysis of Existing Mixed-Use and Non-Residential Zoning Districts
The Report will include a section that provides an overview of the mixed-use and non-residential
zoning districts in Lake Oswego. It should include a map showing where those districts are located, an
analysis of allowable density in those districts, and a history of the districts, including when they were
initially mapped.
Products/Deliverables: Analysis of Existing Mixed-Use and Non-Residential Zoning Districts
3.3 Summary of Recent City Actions
The Report will include a summary of recent City actions related to housing, including Climate Friendly
and Equitable Communities-related amendments, Middle Housing-related amendments, and recent
affordable housing developments. The City will take the lead in compiling this information and the
Consultant will be expected to incorporate this content into the Report.
Products/Deliverables: Summary of Recent City Actions
3.4 Definition of Methodology to Identify Rezone Areas
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The report will provide a basis for how to identify areas of the city that have the highest potential to
be successfully rezoned. The methodology must start at a citywide scale in order to identify potential
focus areas for rezoning efforts within commercial, mixed-use, or non-residentially zoned areas of the
city.
The analysis will include an in-depth analysis of focus areas based on factors such as proximity to
existing residential and higher-density zoned areas, proximity to services like transit, schools, and
parks, and areas where there are several large properties that have a high potential for
redevelopment.
Products/Deliverables: Methodology to Identify Rezone Areas
3.5 Potential Concerns
The report should include a section about potential concerns, such as whether adequate land would
be available for commercial or industrial needs after rezoning. The costs of new infrastructure and
impact on the livability of neighborhoods should also be considered. Additional concerns should also
be identified by the Consultant.
Products/Deliverables: Outline of Potential Concerns
4.0 Rezoning Opportunities and Constraints Summary Map and Paper
Building on the methodology devised in the Rezoning Background Report, the Consultant will prepare an
initial draft Rezoning Opportunities and Constraints Report presented to staff for review and comments,
then prepare a second draft report that will be presented to the City Council, PC, TAC, and general
public.
Products/Deliverables:
• Drafts of the Rezoning Opportunities and Constraints Summary Map and Paper
• Presentation materials
The draft Report will include:
4.1 Citywide Zoning Capacity Analysis
A citywide zoning capacity analysis. This will include a list of groups of redevelopable parcels using the
methodology outlined in the Background Report, and an estimate of the development capacity on
vacant and redevelopable parcels.
4.2 Identification of Potential Focus Areas for Rezoning
The report will include an analysis of potential focus areas for rezoning, which will be selected from the
citywide analysis. This will include a summary of opportunities and constraints on a citywide basis,
including but not limited to access to services and infrastructure. Potential equity concerns and
strategies for mitigating them should also be included.
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5.0 Analysis of Focus Area Alternatives
Based on the findings in the Rezoning Opportunities and Constraints report, the City will select areas of
the City to focus on for zoning alternative scenarios. The Consultant will create a report analyzing
alternatives for each focus area, of which there will likely be four or five.
5.1 Analysis of Focus Areas
The draft Report will include, for each Focus Area:
• A description of the area’s history.
• An overview of existing site conditions in the area. This will include existing land uses, urban
form, and natural features.
• An outline of each area’s relationship to existing City plans. This will include the Comprehensive
Plan (2013), Neighborhood Plans, Transportation System Plan (1997), Capital Improvement Plan
(2025), and Parks Plan 2040.
• An outline of potential development constraints, such as the presence of wetlands or steep
slopes, or lack of infrastructure capacity.
• An overview of existing zoning, including an analysis of existing barriers to housing
development, and an analysis of unmet density potential.
• An evaluation of traffic impacts consistent with the Transportation Planning Rule.
Products/Deliverables:
• Drafts of the Rezoning Opportunities and Constraints Summary Map and Paper
• Presentation materials
5.2 Identify Zoning Concepts to Increase Density
The draft Focus Area Alternatives report will include density scenarios for each Focus Area. The
Consultant will include as part of the report two to three density scenarios for each area that will
include:
• An analysis of the potential number of units that could be newly permissible under each
scenario.
• An analysis of the potential impact on infrastructure and neighborhood livability.
• An analysis of distribution of amenities such as transit, parks, and schools.
• Renderings that illustrate what the mass and bulk of potential buildings might look like within
the context of the greater neighborhood.
Products/Deliverables:
• Zoning Concepts
• Renderings
• Presentation materials
5.3 Draft Recommendations
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The draft Focus Area Alternatives will include conceptual level zoning recommendations. As part of
the report, the Consultant will draft initial recommendations that will include:
• An outline of the recommended strategy for each Focus Area, including an explanation of why
that strategy was chosen based on previous background and research.
• A recommended approach to complete the recommended rezonings, including timing.
Products/Deliverables:
• Initial Recommendations
• Presentation materials for recommendations
6.0 Zoning and Comprehensive Plan Amendments
After review of the findings and recommendations of the Final Focus Area Alternatives Report with
comments received from the TAC and public, the Consultant and staff will prepare draft zoning map
amendments, Comprehensive Plan amendments, and CDC amendments if required.
6.1 Draft Zoning Map and/or Code Amendments
The amendments will be presented to City Council, the TAC, the PC (at work sessions), and to the public
for review and comment, as determined by the Public Involvement Strategy. Following revisions of the
draft amendments based on the comments and feedback received, the project team will refine and
finalize the deliverable as described below.
Products/Deliverables:
• Draft zoning map amendments, CDC amendments (if required), exhibits, and submittal package.
• Presentation materials to explain draft to TAC and the public
6.2 Draft Comprehensive Plan and/or Comprehensive Plan Map Amendments
The Comprehensive Plan or Comprehensive Plan Map may need to be amended to support the
proposed zoning map amendments. The Consultant and staff will identify necessary amendments and
prepare a draft. The amendments will be presented to City Council, the TAC, the PC (at work sessions),
and to the public for review and comment, as determined by the Public Involvement Strategy. Following
revisions of the draft amendments based on the comments and feedback received, the project team will
refine and finalize the deliverable as described below.
Products/Deliverables:
• Draft Comprehensive Plan amendments, exhibits, and submittal package.
• Presentation materials to explain draft to TAC and the public
6.3 Finalize Zoning Map, Comprehensive Plan, and CDC Amendments
Staff will prepare final draft code amendment documents supplemented with necessary exhibits, and
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assembled into a format that will allow it to be submitted for public hearings with the Planning
Commission and, ultimately, City Council, for those bodies’ review and consideration. The final zoning
map amendment document will show the proposed updated zoning designations on the zoning map.
The final Comprehensive Plan and CDC amendment documents will be delivered in double
underline/strikeout (showing new and deleted text) to indicate changes to the existing code language.
Staff will schedule and provide notice and agenda for hearings to adopt the code amendments. The
Consultant will coordinate with staff on hearing arrangements and creating presentations for the PC and
City Council hearings.
Products/Deliverables:
• Final zoning map amendments, Comprehensive Plan amendments, and CDC amendments (if
required), ordinance, and exhibits submittal package
• Revised presentation materials for PC and City Council Hearings
Work Schedule and Budget:
PROJECT MILESTONE DATE DUE
1 Project Kick-Off
Draft Public Involvement Strategy
January 2026
March 2026
2 Rezoning Background Report April 2026
3 Rezoning Opportunities and Constraints Summary Map and
Paper
July 2026
4 Draft and Final Focus Area Alternatives Report
First Draft of Report
Second Draft of Report
Final Draft
September 2026
November 2026
January 2027
5 Draft Zoning Map, Comprehensive Plan, and CDC (if
required) Amendments
April 2027
6 Adopt Zoning Map, Comprehensive Plan, and CDC (if
required) Amendments
September 2027
Task #0: Consultant Selection
Timeline: October – December 2025
Estimated Consultant Cost: $0 (Planning Staff)
Task #1: Project Kick-Off: Draft Public Involvement Strategy
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Timeline: January – March 2026
Estimated Consultant Cost: $15,000
Task #2: Rezoning Background Report
Timeline: January – April 2026
Estimated Consultant Cost: $30,000
Task #3: Rezoning Opportunities and Constraints Report
Timeline: April – July 2026
Estimated Consultant Cost: $35,000
Task #4: Focus Area Alternatives Report
Timeline: July 2026 – January 2027
Estimated Consultant Cost: $70,000
Task #5: Draft Zoning Map, Comprehensive Plan, and CDC (if required) Amendments
Timeline: January – April 2027
Estimated Consultant Cost: $40,000
Task #6: Adopt Zoning Map, Comprehensive Plan, and CDC (if required) Amendments
Timeline: April – September 2027
Estimated Consultant Cost: $20,000
Budget Total: $210,000
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