Lake Oswego City Zoning Code

Construction of new structures;

Remodeling that increases the footprint of an existing structure by more than 400 sq. ft. and is not the creation of new middle housing through conversion or addition to an existing single-family dwelling; or

Construction of a retaining wall four ft. tall or higher.

At the time of submission of the building permit application, the applicant shall file a Plantings and Buffering Plan.

The Plantings and Buffering Plan shall meet the following requirements:

Plantings consistent with the Plantings and Buffering Plan shall be installed prior to the earlier of:

The required plantings shall be successfully maintained for a period of not less than three years.

The front profile of a structure shall fit behind a plane that starts at the front yard setback line and extends upward to 16 ft. in height, then slopes toward the rear of the lot at a slope of 6:12, up to the maximum allowed height at the peak, as illustrated in Figure 50.05.002-B: Front Setback Plane.

Exterior remodeling that changes the appearance of more than 50% of any building elevation; or

A restaurant building expansion of more than 100 sq. ft. or any other expansion of a building of more than 300 ft.

Exceptions:

Building Siting and Massing, LOC § 50.05.004.5: Complex Massing and Roof Forms.

Building Design, LOC § 50.05.004.6: Lake Oswego Style; Materials; and Molding Design.

Landscaping and Site Design Requirements, LOC § 50.05.004.8: Street Trees; Brick Paving; and Walls.

A fourth story may be permitted subject the following:

Single story construction may be permitted subject to the following:

A minimum of 80% of the exterior ground floor facade abutting pedestrian ways shall be designed as storefront with display windows and entry features.

The bottom edge of windows along pedestrian ways shall be constructed no more than 30 in. above the abutting walkway surface and shall be no closer than 12 in. above the walkway surface.

Sufficient interior or soffit lighting to allow night-time window shopping shall be provided.

Buildings shall use masonry as the predominant building material for walls on the ground floor. "Masonry" includes fabricated bricks, blocks, stucco and glass. The design of these materials shall create an historic or vernacular Lake Oswego Style appearance as shown in LOC § 50.11.001, Appendix A – Lake Oswego Style.

Buildings shall use wood (including engineered/composite wood) and glass as the predominant building materials for upper stories. These materials are intended to soften the appearance of a building that sits on a heavier-appearing masonry/glass base and thereby effectively creating a mixed use village appearance.

Roofs shall use the following roofing materials:

The following exterior building materials or finishes are prohibited:

Use of the same or similar building materials and/or colors from storefront to storefront or building to building; or

Painting the wood elements in the first floor storefront areas white, black, dark brown, dark green or gray-blue. This color range is not intended to be an exclusive list, but is recommended to create compatibility and design strength at the ground floor storefront level while encouraging diversity with multi-tenant buildings and in large lot (whole block) developments.

Be designed to complement and be compatible with other corner buildings at the same intersection by repeating or echoing the same pattern of corner treatment by creating similar focal points such as entries, towers, material or window elements, signage, etc.

Reinforce building corners by repeating facade elements such as signs, awnings and window and wall treatments on both "Avenue" and "Street" sides.

If the building "cuts" the corner at ground level, anchor the corner with a column supporting the upper levels or roof or with a free-standing column or obelisk. The area of the "cut" corner shall be equal to or greater than the public area in the abutting sidewalk as shown in LOC § 50.11.001, Appendix A – Lake Oswego Style, Figure 2.

Landscaping on the site, visible from the ground, shall comply with the following amounts:

Vines on espaliers shall be placed along at least one building wall.

In addition to the landscaping required in subsection 8.b.i of this section, landscaping for screening and buffering shall be required:

Landscaping shall be coordinated with the building design so that landscaping complements the building design. Landscape design shall incorporate elements such as iron/steel plant balconies, metal fences, railing and gates, masonry walls, window boxes, hanging plant brackets and other similar features that complement the character of the building design.

Landscaping may be placed in pots, raised planters, or flower boxes.

Courtyards visible from the public street shall be provided on new commercial, multi-family and residential mixed use structures along any facade greater than 200 ft. Required courtyards shall be at least 225 sq. ft. in area with no single dimension less than 15 ft. and shall contain landscaping or features that complement the design of the building and the surrounding structures and landscaping. Courtyard amenities, including art or fountains, may be required as part of the design by the reviewing authority.

Landscaping design shall be compatible with abutting or adjacent properties and shall consider the relationship of plantings, site furnishings and materials on those properties and the proposed site.

Landscape design shall incorporate the following environmentally friendly design and planting concepts to the maximum degree possible:

The landscape plans shall include instructions for the continued maintenance of the landscaping, which shall include the following:

Intersections on "A" and "B" Avenues shall create crosswalks in a different material and texture than the street paving (e.g., concrete, cobbles, or brick) to bridge the intervening streets.

Curb extensions shall be created at all intersections where feasible from a traffic management standpoint and unless such extensions would interfere with the turning and stopping requirements of emergency service vehicles (e.g., fire trucks, ambulances), buses or delivery vehicles. Such extensions will be designed to accommodate the turning and stopping requirements of such vehicles.

A development in the Downtown Redevelopment District (shown in Figure 50.05.004-O) that involves substantial remodeling of, as defined in LOC § 50.05.004.2.b, or construction of new dwellings or a structure for residential mixed use may comply with this section in lieu of compliance with LOC §§ 50.05.004.1 through 50.05.004.12.

In the R-2 zone, household living residential development and group care homes shall comply with the following DRDD standards in addition to the structure design standards of LOC §§ 50.06.001.2 and 50.06.001.4:

LOC §§ 50.06.001.7.c.i and 50.06.001.7.c.ii, Standards for Multi-Family and Residential Mixed Use Structures, and Standards for Townhouse/Rowhouse Structures shall apply where required by this Code section. All other standards in LOC § 50.05.001.7 are superseded by the standards in this article of the overlay district.

LOC § 50.05.004.8 shall apply in addition to the requirements of LOC § 50.06.004.1, Landscaping, Screening and Buffering, but exceptions to the requirements of LOC § 50.06.004.1 may be granted as provided in LOC § 50.08.003.2.b, Downtown Redevelopment Design District Variance.

The parking standards (LOC § 50.06.002) apply in full, though exceptions may be granted as provided in LOC § 50.08.003.2.b, Downtown Redevelopment Design District Variance.

LOC § 50.05.004.12 shall apply in addition to street standards contained in the remainder of this Code.

In the event of conflict between this overlay section and any other provision of this Code, the provisions in this section shall apply.

The purpose of the following building siting and massing standards is to create a village character by ensuring that structures are sited and designed to achieve the following:

New buildings with street-facing ground floor commercial uses shall be sited at the property line, with the exception of facade setbacks provided to comply with building articulation and landscaping requirements. Buildings with ground floor residential uses shall be set back to comply with the four-ft. minimum landscaped buffer required by the landscaping and site design requirements of this section.

New buildings shall comply with the roof style and roof pitch requirements associated with the chosen Lake Oswego architectural style in LOC § 50.05.004.13.f.i. Flat roofed buildings shall only be allowed pursuant to LOC § 50.08.005.

New buildings shall be at least two stories tall, and new and remodeled buildings shall be no greater than three stories tall, except:

No building shall be taller than 60 ft. in height. No flat roofed building shall be taller than 41 ft. in height. Height shall be measured pursuant to this Code.

Buildings fronting on streets, and alleys designed for pedestrian use shown in Figure 50.05.004-EE: Compact Shopping District, shall create a storefront appearance for commercial uses on the ground floor. This is accomplished by complying with LOC § 50.06.001.7.c.i(2), Building Facade Elements.

In addition, such design shall maximize the opportunity for window shopping through compliance with the following requirements:

Moldings, window casings and other trim elements shall be as required by the chosen Lake Oswego Style. Larger dimensions than the stated minimum molding widths may be used to exaggerate or illustrate a creative design concept or to match the scale of the new building.

Mechanical equipment shall be screened from view. Rooftop mechanical equipment shall not be visible from any sidewalk along public streets or any open space adjacent to the proposed development. To accomplish this, rooftop equipment shall be screened by either a parapet or architectural screen that is at least as tall as the equipment, or by setting back the equipment from the roof edges sufficient to restrict views of the equipment, at a minimum three ft. for each foot of height of the equipment. Solar or other renewable energy systems are exempt from this screening requirement, provided they meet the requirements in LOC § 50.04.003.4.b. Other mechanical equipment located on site shall also be screened from view. Any utility box placed along a street front of a building shall be buried.

Buildings with more than one story shall provide awnings or canopies extending six ft. horizontally over windows and doors that face a public street, as shown in Figure 50.05.004-U: Awning Design and Brick Pavement Panel, except when a window abuts landscaping or where ground floor residential units face a public street no awning or canopy is required. Bullnose, dome, circular, quarter-round and waterfall awnings shall not be allowed.

Buildings shall be designed to open up to outdoor seating and display areas that are intended to be accessory to an indoor use, such as a restaurant or cafe.

Mixed use buildings with a residential component shall define the residential portion of the structure by providing at least one of the following elements as shown in Figure 50.05.004-T or Figure 50.05.004-V: decks or balconies, landscaping, chimneys, dormers, or building step backs above the second story. Brick or stone masonry shall be used for chimney construction.

Alley space shall be designed to minimize service functions, to screen trash/storage areas and to enhance pedestrian/patron use. Outdoor seating, landscaping, signage, lighting and display features shall be included in alley design.

The following standards are intended to ensure that landscaping and site design elements help create a “village character” by providing high-quality landscape elements. Landscaping should be designed to enhance building design, enhance public views and spaces, define the street, provide buffers (screening) and transitions, break up scale and proportion, and provide for a balance between shade and solar access.

Street trees shall be planted in conformance with the Street Tree List in the Lake Oswego Plant List, and City/LORA specifications for spacing, planting, root barriers, irrigation, lighting (uplighting and holiday lighting), etc.

Residential uses at the ground floor shall be separated from sidewalks by a four-ft. minimum landscaped buffer (see LOC § 50.05.004.6.d). The landscape buffer may include stairs, railings, walls, pilaster columns or other similar features.

Buildings shall incorporate street furniture and lighting within the public right-of-way and in private areas open to public pedestrian activity. Street furniture and lighting shall comply with designs approved by the City of Lake Oswego as shown in Figure 50.05.004-W: Street Furniture and Lighting.

Where a development is proposed abutting to a sidewalk or intersection, brick paving shall be required for sidewalk surface detail panels on numbered streets and at primary building entrances as shown in the paving detail diagrams. Brick pavers shall be used to provide color and texture on north-south streets. The use of brick, cobbles or flagstones as pavement for other pedestrian ways, courtyards or parking lots is encouraged, but is not required. See Figure 50.05.004-X: Paving Materials and Design, below.

New and substantially remodeled buildings shall use natural quarried stone (preferably Columbia River Basalt) for all retaining or freestanding walls as illustrated in Figure 50.05.004-Y: Wall Materials and Design.

Decorative iron gates and hangers for signs, flags and hanging baskets shall be required as part of the landscape plan and shall be designed in the Arts and Crafts style.

Any required landscaping shall include seasonal hanging flower baskets placed within parking lots and along streets and sidewalks.

The site design for a new or substantially remodeled existing building shall include locations for placing public or private art.

In areas of potential vehicle/pedestrian conflict, City-approved street furniture or bollards (see Figure 50.05.004-W: Street Furniture and Lighting) shall be used to help create a "protected zone" for the pedestrian.

Parking configuration and circulation shall be designed to provide access from streets within the district and direct traffic away from residential zones, particularly delivery vehicles.

All parking lot lights shall be directed downward and shielded in order to avoid light trespass on abutting properties. Parking lots abutting residential use shall be designed to minimize noise levels generated from vehicles such that normal use of the lot does not result in noise levels exceeding 60 dBA as measured at the edge of the parking lot or area abutting a residential use.

Retail storefronts at the ground level of parking structures shall be located at the periphery of parking areas and structures. The street side of residential parking structures may contain facilities or services for residents, such as laundry rooms, lobbies, or exercise rooms.

Architectural elements such as a frieze, cornice, trellis or other device shall be continued from a residential portion of the building onto a parking structure.

Vehicle entries shall be located back from the street and sidewalk, to the side, or to the rear of the building.

Parking structures shall be designed so that portions of the parking structure decks are used for landscaping or entry courts to abutting buildings.

Parking structures shall use the same ground level building materials and cornice line height as the adjacent or abutting buildings in order to create a strong/emphasized base.

Any improvements to "A" Avenue shall be designed and constructed in conformance with the 1994 Concept Plan as it exists now or may in the future be amended by LORA. This plan identifies turn lane configuration, island location, signal location and general scope of the project. "A" Avenue shall be designed to blend with and continue the design themes of the Demonstration Street Project as shown in Figure 50.05.004-BB: Demonstration Street Project, or in conformance with the completed construction plans for the next phase if such plans are available and have been approved by LORA.

Alleys shall be incorporated into design plans as pedestrian and vehicular accessways.

On numbered streets, angle parking shall be installed when it will maximize the number of spaces provided and still comply with the capacity, service level and safety requirements of the street system.

Minimize impacts on adjacent local streets through measures such as site planning, building design, and building orientation;

Allow for efficient and safe shared access to Boones Ferry Road to minimize traffic conflicts;

Ensure cohesive internal circulation and cross easements between all properties at full development; and

Provide for pedestrian, bike and public transit facilities.

The creation of an aesthetic entry to the City;

Architecturally designed structures of high design quality sited to orient towards the public streets; and

Preservation of substantial trees to retain the landmark status imparted by these resources.

Architecturally designed structures of high design quality that are in scale with the site, in proportion to similar buildings in the West Lake Grove Design District and which utilize a pleasing variety of harmonious earth and muted tone materials, colors, finishes and textures;

Preservation of substantial trees to retain the landmark status imparted by these resources;

Orientation of building entrances shall conform to the provisions of LOC § 50.06.001.5, Commercial, Industrial, and Multi-Family Development Standards for Approval;

Building design and orientation shall provide for effective screening and buffering of the subject properties from adjacent residential neighborhoods; and

High quality designed landscapes involving native plant materials or those which have naturalized to the locale, which will grow to significant size and impart seasonal color and interest.

At the time of development; or

At such future time when sufficient land area is developed to make driveway consolidation practical.

If it is impractical, due to the timing of development, to develop consolidated driveway access for more than one parcel, the location of future consolidated access shall be determined by the approval authority based upon the:

The following appropriate landscape styles shall be emphasized for residential, office/commercial and neighborhood commercial development within the Design District:

The overall design themes for parking lot landscapes shall emphasize development of a natural appearing landscape, which utilizes plant materials that are either native or have naturalized to the locale.

Development plans shall preserve substantial trees to the extent practicable. Substantial trees for the purpose of this section, West Lake Grove Design District, are all trees measuring over 15 in. DBH or more except for invasive, dead or hazardous trees. Where compliance creates conflicts over preservation of different types of trees, preservation of native trees such as Douglas firs is given higher priority than nonnative trees.

The approval authority shall have the discretion to allow modifications or require changes to the paving standards, such as the use of pervious surfaces, to preserve mature trees.

Tree removal shall be mitigated. Where practicable, trees of the same or approved variety of no less than three caliper in. shall replace trees removed with trunk diameters of six caliper in. or greater. Where complete mitigation is not practicable, payment shall be made into the City of Lake Oswego Tree Fund pursuant to LOC § 55.02.084.4.

A protection and maintenance plan to promote the continued survival of preserved trees shall be submitted for approval in conjunction with any development application.

Incentives for Preservation of Substantial Trees.

For each substantial tree retained on the lot, a 500 sq. ft. landscaping credit can used to reduce the number of parking lot landscaping bulbs per subsection 4.f.ii(2)(d) of this section and/or the width of the landscaping buffer between a parking facility and the exterior wall of a building per subsection 4.f.ii(2)(f) of this section, but in no case shall the total amount of landscaping on site be reduced below 10%. A retained tree shall be credited only toward reduction in required landscaping. Sufficient landscape area at the base of each preserved tree shall be provided as recommended by a certified arborist. The decision body shall require as a condition of approval that, where a preserved tree dies or otherwise must be removed, a native evergreen tree, such as a western red cedar, western hemlock or Douglas fir of at least three caliper in., shall be planted.

Where the boundary of the West Lake Grove Design District is adjacent to a residential zone but separated by a public right-of-way, buffering requirements shall be met by setback requirements.

Landscape Buffering

There shall be a minimum 15-ft.-wide landscaped buffer along the entire edge of the West Lake Grove Design District where it abuts a residential zone and along the property boundaries of new commercial and townhome residential development which abuts existing single-family dwellings within the Design District. A buffer area may only be occupied by utilities, screening and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the approval authority. The buffer area is required to be landscaped as follows:

Screening shall be provided by a six-ft. tall wood or masonry sight-obscuring fence or wall. The unfinished or structural side shall face the use to be screened.

Buildings shall be architecturally designed with a residential character and theme that reflect the architecture types that are historically indigenous to Lake Grove and Lake Oswego. Building character should reflect the residential English Country or Cottage style, and borrow from the Arts and Crafts tradition, English Tudor style and the American Rustic style. Elements of these styles which can be used for both residential, office/commercial and commercial uses and major public facility structures within the design district include:

The following building design standards shall apply to all office and neighborhood commercial development which occurs within the West Lake Grove Design District. Monotony of design in single or multiple building projects shall be avoided. Variation of detail, form, and siting shall be used to provide visual interest as follows:

Additional street lighting on Boones Ferry Road made necessary by new development shall be determined by the approval authority, who may require a street lighting study commensurate with a development review application to determine the appropriate level of lighting.

Low level pedestrian-scale lighting of less than 0.3 average foot-candles and with a maximum uniformity of illumination ratio not to exceed 20:1 shall be required. On-site lighting shall be of a pedestrian scale and of a continuous style that is maintained throughout the Design District.

All street and pathway lighting equipment shall be approved by the approval authority.

Lighting shall be designed so that light is directed away and screened from adjoining residential properties and/or streets.

Development within this district shall create viable pedestrian-scale streetscapes and public places inclusive of pedestrian ways, parking areas, interior courtyards and public and private spaces. These areas shall be designed to foster the comfort and enjoyment of pedestrians and other users. In addition the streetscape/public place shall provide for "layers" of design elements such as benches and walls, landscaping, street trees and walkways. Windows should be numerous and placed at the pedestrian level to provide building occupants with a visual connection to the streetscape/public place.

Dwelling units shall provide connections to the streetscape/public place with design elements such as balconies and windows.

Building design shall foster interest and compatibility between adjoining buildings through appropriate scale relationships. This shall be accomplished through a combination of the following:

The expanse of large facades and building planes shall be broken down both horizontally and vertically into smaller units through a mix of the following design elements:

The design theme of the WLG OC zone is intended to reflect the residential character and scale of the surrounding WLG RMU and WLG R-2.5 zones through the incorporation of common building elements and to also create a storefront character. This shall be achieved through the use of design elements and features described in this section.

The architecture of buildings shall establish a strong design relationship to one another to create a visually compatible ensemble. This relationship shall be especially reinforced at all four corners of the intersection of Boones Ferry Road and West Sunset Drive.

A clear visual distinction shall be made between the pedestrian oriented ground floor and upper stories through the use of an ample cornice above the first floor, a change of building materials, a row of clerestory windows, arcade or overhang.

Main public entrances shall be located directly off a sidewalk abutting the public street. Entries shall be sheltered and emphasized through the use of canopies or overhangs.

Future development in this zone shall create a viable pedestrian-scale streetscape, or public place which includes pedestrian ways, parking areas, interior courtyards and public and private spaces which are designed to foster the comfort and enjoyment of pedestrians and other users.

The streetscape/public place shall provide for "layers" of design elements such as benches, walls, landscaping, street trees and walkways.

Building design shall foster interest and compatibility between adjoining buildings through appropriate scale relationships. This shall be accomplished through a combination of the following design elements:

The expanse of large facades and building planes shall be broken down both horizontally and vertically into smaller units through a mix of the following design elements:

The characteristics of allowed land uses are appropriate for this location in terms of function, transportation characteristics, and compatibility with nearby residential uses.

Development of specific transportation improvements necessary to:

Effective buffering and screening occurs between land uses allowed within the West Lake Grove Design District and existing single-family residential neighborhoods.

The creation of a built environment complementary to the existing character of Lake Grove which includes:

A development in the West Lake Grove Design District (shown in Figure 50.05.005-N) that involves a structure for residential mixed use, multi-family residential, or attached single-family (three or more units) housing that creates new dwelling units may comply with this article in lieu of compliance with LOC §§ 50.05.005.1 through 50.05.005.7:

To the extent that any requirement of this overlay imposes a regulation relating to the same matter as the use, dimensional, or development regulations in this Code, this section shall prevail.

Site Design Standards.

Access to Boones Ferry Road, new streets, internal vehicular driveways, parking, pedestrian and bike facilities shall be provided and developed in accordance with the Streets and Circulation Element of the West Lake Grove Design District shown below in Figure 50.05.005-O: Auto and Transportation Circulation, Figure 50.05.005-P: Internal Parking and Circulation, and Figure 50.05.005-Q: Street Pedestrian Facilities and Pathways.

Through provision of shared access and driveways, parking and pedestrian systems, development shall occur in a manner to ensure the phased construction of the planned circulation and access system and in no circumstance shall prevent the development of a cohesive access and circulation system. Furthermore, public bike and pedestrian facilities shall be provided on both sides of Boones Ferry Road as illustrated by Figures 50.05.005-O, 50.05.005-P, and 50.05.005-Q. Figures 50.05.005-R, 50.05.005-S, 50.05.005-T, 50.05.005-U, 50.05.005-V and 50.05.005-W illustrate the desired design treatment of West Sunset Street, Lower Boones Ferry Road and a pedestrian path intended to serve a portion of the WLG R-2.5 Residential Townhome zone.

Access points on Boones Ferry Road shall be consolidated to allow for simultaneous ingress and egress. This shall require property owners to agree to construct or share in the cost of consolidated driveways either:

Continuous and connecting hard-surface pedestrian pathways, including a continuous meandering pathway on both sides of Boones Ferry Road, a minimum of eight ft. in width and accessible to the public, shall be provided throughout the West Lake Grove Design District (see Figure 50.05.005-Q: Street Pedestrian Facilities and Pathways). The location and radii of the pathway shall ensure a sufficient setback from Boones Ferry Road to allow for amenities such as landscaping, street trees and lighting.

These pathways shall provide access to all Design District properties and to the public pedestrian system in the surrounding residential neighborhoods and Lake Grove Commercial District. Pedestrian pathways shall be a minimum of six ft. from the exterior wall of any structure.

A walkway shall be developed as illustrated by Figures 50.05.005-R and 50.05.005-V to provide continuous pedestrian access to townhomes developed within the north portion of the WLG R-2.5 zone.

If inadequate right-of-way exists within which to construct the above eight-ft.-wide meandering pathway, then property owners shall be required to provide a public easement of sufficient size for pathway construction and maintenance.

Intersections shall serve as design focal points through the application of landscaping, surface treatments and lighting. Buildings adjacent within the WLG RMU zone shall orient entrances to intersecting streets to facilitate pedestrian usage.

Street lighting of a consistent style shall be provided within the Design District.

Purpose: The following landscape treatment requirements reinforce the informal “village” scale and character of Lake Grove.

Adjoining residential land uses shall be buffered and screened from land uses within the Design District as follows:

Noise levels shall not exceed 60 dBA as measured at the property line abutting single-family residential districts. The development shall incorporate noise reduction designs into construction of the development, and/or provide for additional noise reduction procedures to comply with this standard.

Street and pathway lighting shall be provided per Figure 50.05.005-Z: Required Street Lighting. Street and parking lot lighting shall consist of historic style fixtures. Cobra-head and contemporary fixtures are prohibited.

No outdoor storage is allowed.

Storm drainage and surface water management facilities shall be required pursuant to LOC § 50.06.006.3, Stormwater Management Standards, and shall ensure stormwater is not directed onto adjacent residential neighborhoods.

The purpose of this zone under these clear and objective standards for housing is to provide for the development of office commercial land uses along with opportunities for attached townhome residential housing. Housing may occur in the same building as office uses. The design character and theme of this district is intended to foster a residential architectural character, site design, and scale. The following standards achieve the creation of viable pedestrian-scale streetscapes and public places inclusive of pedestrian ways, parking areas, interior courtyards and public and private spaces. These areas shall foster the comfort and enjoyment of pedestrians and other users. In addition the streetscape/public place shall provide for "layers" of design elements such as benches and walls, landscaping, street trees and walkways. Windows are numerous and placed at the pedestrian level to provide building occupants with a visual connection to the streetscape/public place.

The following design elements are required in the RMU zone:

The purpose of this zone under these clear and objective standards for housing is to provide for the development of medium density townhome residential housing. The design character and theme of this zone is intended to foster a residential architectural character, site design and scale which is harmonious with the surrounding office, commercial and single-family residential districts. Future development in this zone shall achieve through the following standards a viable pedestrian-scale streetscape, or public place which includes pedestrian ways, parking areas, interior courtyards and public and private spaces that foster the comfort and enjoyment of pedestrians and other users.

New structures shall comply with minimum requirements associated with the Old Town styles.

New buildings shall comply with requirements for exterior building materials associated with the chosen Old Town style.

The following materials are prohibited:

The following roofing materials are permitted:

Chimneys shall be real brick or real stone, or boxed-in with the predominant siding material of the building. For the purposes of this standard, the predominant material is that material used in greater quantity than any other material.

Sash materials shall be wood, vinyl, or aluminum clad, but not aluminum color. Glass block is prohibited. The general window shape and typical window placement and trim of the Old Town styles shall be followed.

Temporary fencing used in tree protection measures as required in LOC § 55.08.030, Tree Protection Measures Required, or in construction fencing; and

Vinyl clad metal chain link in the side and rear yards of properties located east of Furnace Street; provided, that the fence does not extend into the front yard setback.

Mature trees or tree groves shall be preserved and incorporated into the site plan for new development. "Mature" tree means trees that are 18 DBH or greater.

Two trees for every 50 ft. of street frontage are required within ten ft. of the right-of-way as a condition of approval of a new structure. New street trees shall be selected from the City of Lake Oswego Master Plant List, Approved Street Trees – Old Town Neighborhood Design (see LOC § 50.11.004, Appendix D). Existing street trees can be counted in order to comply with this requirement, as long as the City Manager agrees that the existing tree(s) is/ are viable, and the species is including within the City of Lake Oswego Master Plant List, Approved Street Trees – Old Town Neighborhood Design (see LOC § 50.11.004, Appendix D).

Facing the garage on a separate street frontage from the front door of the primary structure; or

Setting back the side of the garage facing the street a minimum of five ft. behind the front elevation of the primary structure, when the garage faces the same street frontage; or

Accessing the garage or parking area from the rear of the lot, where feasible.

Where the average slope of a parcel exceeds 20%;

Where the width of a parcel is less than 50 ft.; or

Where the garage is proposed to be set back at least 60 ft. from the public right-of-way.

Multi-family structures shall provide articulated building facades and rooflines in accordance with requirements in LOC § 50.06.001.7.c.i, Standards for Multi-Family and Residential Mixed Use Structures.

All surface parking areas shall provide a landscape buffer measuring a minimum of five ft. wide between the parking area and any public right-of-way or abutting property. The buffer should provide continuous landscaping measuring a minimum of three ft. high. All Multi-family and duplex development must also comply with setback and landscaping requirements in LOC § 50.04.001.2.e.iii.

Parking spaces may not be located within the front setback or between the building and any street frontage.

Commercial Site Development Limitations, LOC § 50.04.001.4.a;

Medium and High Density Residential Lot Coverage, Yard Setbacks and Buffers, and Height of Structures, Table 50.04.001-3, Residential Medium Density Zones Dimensions and Table 50.04.001-11, Residential High Density Zones Dimensions; and

LOC § 50.06.001.5, Commercial, Industrial, and Multi-Family Development Not Located in the FMU Zone, and Minor Development in the R-DD Zone Standards for Approval.

All standards of this overlay apply to new building(s) and alterations to existing buildings that do not meet the definition of "remodel" in subsection 3.c.ii of this section, and site improvements on any vacant or redeveloped site and to new building(s) and related site improvements on any partially developed or developed site.

Exceptions:

The standards of this overlay apply to any remodeling, building expansion, or site improvement project on a partially developed or developed site, except as expressly provided below.

For the purpose of this subsection, "remodel" means less than 50% of the exterior wall is removed or is no longer a necessary and integral structural component of the overall building. Elements of the exterior wall include columns, studs, or similar vertical load-bearing elements and associated footings. However, existing exterior walls supporting a roof that is being modified to accommodate a new floor level or roofline shall continue to be considered necessary and integral structural components, provided the existing wall elements remain in place and provide necessary structural support to the building upon completion of the roofline modifications. For buildings not principally supported by exterior bearing walls, "remodel" means less than 50% of the principal support structure, including columns, structural frames and other similar primary structural elements, is removed or no longer a necessary and integral structural component of the overall building. Alterations that are undertaken solely to bring an existing building into compliance with the Building Code are not counted towards the 50% measurement.