TO: Lake Oswego Planning Commission FROM: Leslie Hamilton, Senior Planner

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1 TO: FROM: Lake Oswego Planning Commission Leslie Hamilton, Senior Planner SUBJECT: Lake Grove Village Center Overlay Streamlining Amendments Work Session #1 (LU ) DATE: December 28, 2015 WORK SESSION DATE: January 11, 2016 On January 11, 2016, the Planning Commission (Commission) will conduct a work session for proposed amendments to the Community Development Code (Chapter 50). The purpose of the work session is for the Commission to become familiar with and provide initial input on the amendments. These amendments relate to the Lake Grove Village Center Overlay District and staff has identified opportunities to streamline the overlay text. This report summarizes the more substantive code amendments and identifies issues in which staff requests direction from Commission. Lake Grove Village Center Overlay (LOC ) The LGVCO standards were adopted in 2008 after an extensive public involvement process. Since that time, staff has administered the LGVCO standards in a number of projects, including the Lake Grove Shopping Center (LU ), the veterinary clinic on Douglas Way (LU ), the Wells Fargo Bank on Boones Ferry Road (LU ), and First Citizens Bank on Lanewood (LU ). In administering the LGVCO standards in these applications as well as numerous pre-application conferences, staff has found that there are many redundancies in the text and illustrations. Additionally, staff has identified certain standards that need to be moved within the LGVCO section to make the Code more user-friendly, consistent with the City Council s goal of code streamlining. On March 10, 2014, the Commission recommended moving forward with these amendments; however, this effort was put on hold in order to complete work on policy-oriented code changes, specifically the Clear and Objective Standards (LU ), the Lake Grove Village Design Handbook, and more recently, the amendments initiated by the Lake Grove Parking Management Plan (PP ).

2 Page 2 of 3 In addition to amendments that address redundancies and movement of text within the Overlay section, the following amendments are proposed: Standards for Building Planes, Façade Wall Planes and Side Wall Planes. There are three standards in LGVCO that address breaking up a wall plane or a façade. These standards often use similar terminology, which can be inconsistent. Additionally, in some cases multiple plane standards apply to the same wall plane. The Building Plane standard applies to development within the Village Transition Areas (VTAs), and applies to all facades. The standard requires building planes to be broken down both vertically and horizontally with certain design elements, including offset wall planes of at least two feet. In this usage, a wall plane is a portion of a building plane [LOC h.ii]. The Side Wall Plane standard applies to properties designated as Urban Village (which includes all VTA-designated properties), and applies to side and rear facades. The standard requires wall planes of no more than 750 square feet on all side or rear elevations, and the wall planes must be offset by at least two feet [LOC i.ii]. In this usage, a wall plane is a portion of an elevation. The Façade Plane standard applies to properties designated as Urban Village (which includes all VTA-designated properties) that exceed 35 feet or 2.5 stories, and appears to apply to all facades. The standard requires building facades to be divided into distinct planes not to exceed an area of 750 square feet, and the planes must be offset by at least two feet. In this usage, a plane is a portion of a façade [LOC iv]. The Side Wall Plane and Façade Plane standards are virtually similar; therefore, staff recommends deleting one of them. Because additional standards apply to buildings that exceed 35 feet or 2.5 stories that break up the facade i.e., 8-foot Step Back Above Second Story staff recommends that the Façade Plane standard be deleted. Additionally, staff recommends that the terminology be made consistent between the Building Plane and Façade Plane standards. Under the definition of Façade in LOC , a façade is broken into separate wall planes. Display Windows: The Storefront Window standards require a minimum of 80% of the ground floor within the Build-To-Line be designed as storefront with display windows or entry features, and requires that the display windows have a depth of at least two feet [LOC i.vii(4)].. Staff recommends that the 80% fenestration requirement be maintained, but that the depth requirement for display windows be deleted because the goal of transparency at the pedestrian level is met with (1) the 80% standard and (2) the prohibition on mirrored and tinted glass. The Storefront Window standard also states a preference for views of activity within the building, but views to displays that illustrate activities related to uses

3 Page 3 of 3 within the building may be permitted. This is not an enforceable standard and one that is not reviewed during the Development Review process. Attachment A: Matrices of Proposed Code Changes Lake Grove Village Center Overlay, 12/18/15

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5 LGVCO CODE AMENDMENTS 2015 TOPIC SUMMARY CODE SECTION 1 STREAMLINE Remove redundant text; move some sections to more appropriate locations within LGVCO Code the overlay text 2 BUILDING PLANES Streamline the three standards that address articulation of wall planes: Building Plane, Side Wall Plane, and Façade Plane h.ii, i.ii, v 3 DISPLAY WINDOWS Remove depth requirement for "display windows" and text describing desired displays: (1) unenforcable, (2) there are some activities that pedestrians should not see doctor's office exams for example i.vii(4) 4 LOT COVERAGE BONUS Clarify what a "fractional dwelling unit" is when calculating additional lot coverage for housing. It appears that in order to get the lot coverage bonus for housing, the development has to have a density of 3 dwelling units/acre, but that if the density calculates to 2.1 DU/Acre, the density is rounded up to 3 and the bonus is available. Clarify that the density threshold for the bonus is either 2 DU/Ac or 3 DU/Ac, with no rounding for fractional dwelling units. Table and subs iii(1) 5 ACCESS MASTER PLAN If we want these to work, the code could be clearer about whether the "good try" b.ii.2.i option is enough of whether the connection must be installed if an Access Master Plan is NOT agreed to by the abutting property owners, or whether the anticipatory Access Master Plan should be at least signed and recorded by the developing property owner, with the option for the abutting property owners to come in later. In that regard, I'd remove (F)'s second sentence: "In the event that abutting owners refuse to sign the master plan, the applicant shall demonstrate that an effort was made to meet with and coordinate with the abutting owners." 6 SHARED PARKING This needs to be clearer about (1) is shared parking REQUIRED, and (2) if so, when? c.iii Must the covenant for shared parking allow for shared parking, but not require it when the abutting property requests the ability to use shared parking? See LU DESIGN HANDBOOK Coordinate text amendments identified with Design Handbook work Misc 8 LAKE GROVE PARKING STUDY Coordinate text amendments identified with Lake Grove Parking Management Plan Misc LU /18/15 ATTACHMENT A/Page 1 of 1