Street of Dreams

Go ahead, dream big, but you must also fit those dreams into the existing neighborhood.  Goodall Knaus, LLC is proceeding with a 16-lot development on Goodall Rd. in the Forest Highlands area that will be the site of the 2015 HBA Street of Dreams.  USC has not been following the ins and outs of the planning process for this - it appears to be a good fit for the neighborhood - but a few things caught my eye.  "The Highlands" Development File No. is LU 14-0072.

1.   The Highlands Development Agreement is back at the City Council on Tuesday for a public hearing about an approval (or not) of an amendment which asks that the city use a different system for measuring height of a building on excavated land, rather than use the existing natural grade as the base point.  Please read the staff report for a detailed description of the code issues.  The current agreement requires the development proceed using the same development standards as the previously zoned R 7.5, but Street of Dreams homes may need to be sized differently.  There are two citizen letters in the file expressing concern about any new height /size allowances allowed on the property.
 
Q:  These letter writers make good points.  Can the city or developer demonstrate that the change in measuring requirements will NOT be detrimental to the neighbors and neighborhood?   Does the developer want to mound dirt in order to build higher than otherwise allowed?   This kind of "detail" can undo an otherwise exemplary plan.

2.  The development is being done as a serial

partition over three years, rather than a Planned Development which is more typical when this many lots are involved.  Partitioning allows the developer to keep the lots larger than if the land went through the subdivision route.  Most county land being annexed into the city is made R 7.5 zoning density regardless of  existing zone designation.  Partitioning can be a good thing for a neighborhood concerned about increased density and loss of neighborhood character.  See City File No. LU 14-0021.  Partitions are ministerial decisions made by planning staff and are not subject to appeal.

Q:  Low-density is good for Forest Highlands - it fits their neighborhood charachter.  Why does the city impose a standard R 7.5 zone on all county property annexed into the city?  This zone designation is sometimes much lower than the county zoning, so why not all flexibility for all county property in the city's service district?   Neighbors would like it - developers may not.

3.  The Staff Report, Applicant Narrative and Develooment Agreement state:
"..the proposed Development Agreement is supported by the Forest Highlands Neighborhood Association."
"Applicant entered the Agrement in order to honor the request of the Forest Highlands Neighborhood Association that the property be developed at a lower density than could be allowed under the R 7.5 zoning district."
"Following significant consultation with FHNA, Developer has determined that the best and only method for developing the proprty in compliance with the Lake Oswego Code ("LOC") is to develop the property through a series of major and minor partitions governed by a master plan ("Master Plan")".

Q:  The Comprehensive Plan supports preserving the unique character of neighborhoods.  The statements above demonstrate the developer and city were respectful of the neighborhood association's opinions about the development - is this because the FHNA, the developer and the city agreed upon a low-density development?   What would the situation be if a developer and a neighborhood association did not agree on critical elements like density?  In future staff reports, it would be nice to read how each NA feels about each development - even those that are ministerial in nature as this one was.  If documents report positive things that support their case, shouldn't they report the opposite and be required to justify an opposing position?

My favorite letter to the City Council maybe ever!