50.05.006 OLD TOWN NEIGHBORHOOD DESIGN
1. PURPOSE
The purpose of this design overlay is to develop a cohesive and orderly relationship between existing and proposed buildings in the Old Town Neighborhood by providing visual connections defined by the predominant architectural characteristics of the Old Town styles (see LOC 50.11.003, Appendix C). Copying the existing building styles is not the intention of these guidelines. While a new development may have a distinctive identity, its overall effect should support and reinforce the Old Town styles.
(Ord. 2579, Repealed and Replaced, 03/20/2012)
2. DEFINITIONS OF OLD TOWN STYLES
a. Structures in the Old Town style shall be characterized by simple massing and composition, use of natural building materials, window and door openings emphasized with trim, and gable and hip roof forms.
b. Structures shall consist of elements from not more than two of the following traditional American home building styles:
i. Early 1900 Vernacular style (gable-front or gable front-and-wing);
ii. Craftsman; and
iii. Cape Cod.
[Cross-Reference: See LOC 50.11.003, Appendix C.]
(Ord. 2579, Repealed and Replaced, 03/20/2012)
3. APPLICABILITY
This standard is applicable to major development or minor development within the R-DD (Design District) zone as described in LOC 50.07.003.14.a.ii(1).
[Cross-Reference: See LOC 50.07.002.4 – Minor development applications in R-DD zone to be reviewed by Development Review Commission.]
(Ord. 2579, Repealed and Replaced, 03/20/2012)
4. BUILDING SITING AND MASSING
a. Simple Massing Required
New buildings shall utilize massing and composition characteristics of the Old Town styles (see LOC 50.11.003, Appendix C) and shall be compatible with existing structures of the Old Town styles located on the block face where the proposed structure will be located as well as those structures of the Old Town styles in the block face across the street from where the proposed structure will be located. In addition to the other requirements of this section, rowhouse or townhouse units shall be differentiated from one another through the use of varied setbacks for each unit or groups of units and/or varied rooflines and heights to provide visual interest and create the appearance of a single-family development pattern along the street. Abutting rowhouse or townhouse units shall not have identical facades.
b. Roof Form and Pitch
New structures shall be designed with gable and hip roof forms. Flat or shed roof forms are prohibited for primary structures, but may be allowed for secondary building projections such as dormers or porches (see LOC 50.11.003, Appendix C, Figure 1). Roof pitch shall be similar to typical pitches of Old Town styles. In no case shall pitch be less than 6 ft.:12 ft. for the primary roof form. Structures located on the same block face as the proposed development as well as on the block face across the street, that are examples of the Old Town styles, shall also be considered in determining preferable roof pitch. For corner lots, structures in the Old Town styles on both block faces of the proposed development, as well as adjacent blocks across these streets, shall be considered.
(Ord. 2579, Repealed and Replaced, 03/20/2012)
5. BUILDING DESIGN AND MATERIALS
a. Old Town Style Required
New buildings shall be designed using the building design elements described in the Old Town styles, to create buildings which blend with existing structures in these styles located on the same block face as the proposed development and on the block face across the street.
b. Materials
i. Moldings
Moldings, window casings and other trim elements utilized on buildings shall be similar to those represented in the Old Town styles. Where possible, they shall match or complement the detailing of structures on the same block face as the proposed development and on the block face across the street, which are designed in the Old Town styles.
ii. Siding
The predominant exterior siding materials in the Old Town styles are:
(1) Horizontal wood siding (three to eight in. wide shiplap or clapboard);
(2) Board and batten siding;
(3) Stone, brick or stucco of a type used in the Old Town styles; and
(4) Plain or patterned wood shingles as described in the Old Town styles.
These materials may be used alone or in combination.
Development should use traditional materials as discussed in the Old Town styles description, but may include representations of the actual materials in pressed wood products, vinyl or metal. Traditional masonry materials, or concrete or other products made to appear like brick or stone, may also be used.
iii. Prohibited Siding Materials
Grooved, presawn plywood (e.g., T-111), corrugated metal, diagonally applied or vertically oriented siding materials with the exception of subsection 5.b.ii(2) of this section are prohibited.
iv. Roofing Materials
Composition shingles, wood shingles or ceramic tiles, or materials which have the appearance of composition or wood shingles, or ceramic tiles, shall be used.
v. Chimneys
Chimneys shall be brick or stone, or boxed-in with the predominant siding material of the building.
vi. Windows
The general window shape and typical window placement and trim of the Old Town styles shall be followed. Sash materials shall be wood, or vinyl, or other material with the appearance of wood.
vii. Entrances and Stairs
(1) Entrances
New buildings should have a minimum of one principal entry clearly visible from the street. This entry should be accentuated by characteristic elements of the Old Town styles to make it a visual focal point. Where an entry to an additional unit is not directly visible from the street, its location should be clearly marked by some identifying feature such as an entry trellis, or entry gate with a visible address.
(2) Stairs
Front entry stairs shall contain no more than seven risers between each landing.
(Ord. 2579, Repealed and Replaced, 03/20/2012)
6. FENCING AND LANDSCAPING
a. Fencing
Fencing is not required. When fencing is included in the front yard, it shall be used in an ornamental or symbolic way rather than as a visual barrier. Fences and gates constructed of metal chain link are prohibited except for:
i. Temporary fencing used in tree protection measures as required in LOC 55.08.030, Tree Protection Measures Required, or in construction fencing; and
ii. 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.
The maximum height of fencing within the front yard setback area shall be four ft. Retention of existing stone fences is encouraged when new development is proposed. Construction of new stone fences that are of similar height and character to existing stone fences is also encouraged.
All fences or walls over five ft. in height shall incorporate an open design where areas, either at the top of the fence or wall, or throughout the fence or wall surface in a regular pattern, are permeable to light and air. The solid surface area of any fence or wall over five ft. in height shall not exceed 83% of its total area measured in any five-ft. wide section (see LOC 50.11.003, Appendix C, Fence Types A – C). Trellis and arbors are exempt from the above calculation.
b. Trees and Landscaping
i. Mature trees or tree groves shall be preserved and incorporated into the site plan for new development, where feasible, unless doing so would substantially reduce development options on the site.
ii. Two street trees for every 50 ft. of street frontage are required as a condition of approval of a new structure. Existing street trees can be counted in order to comply with this requirement, as long as the type, location and viability of the existing trees are sufficient to provide a full streetscape of trees. 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).
(Ord. 2579, Repealed and Replaced, 03/20/2012)
7. GARAGES
If a garage is provided, it shall meet the following siting requirements (see also LOC 50.11.003, Appendix C, Figure 4):
a. Minimize the visual impact of garages and parking from the street by:
i. Facing the garage on a separate street frontage from the front door of the primary structure; or
ii. 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
iii. Accessing the garage or parking area from the rear of the lot, where feasible.
b. For single garage openings (one to two cars) not facing the alley, providing a decorative trellis or other feature that will provide a shadow line giving the perception that the garage opening is recessed. The feature shall be provided across the top and along the width of the garage door(s) and shall be at least 12 in. deep and six ft. tall; or
c. For multiple garage openings (three or more cars) not facing the alley, only the garage openings for the first two vehicles may occupy the same building plane. Each additional building plane with a garage opening shall be set back by a minimum of two ft. from the previous garage building plane.
d. Exceptions. The standards in LOC 50.05.006.7.b and 50.05.006.7.c shall not apply in the following circumstances:
i. Where the average slope of a parcel exceeds 20%;
ii. Where the width of a parcel is less than 50 ft.; or
iii. Where the garage is proposed to be set back at least 60 ft. from the public right-of-way.
e. Detached garages shall have the same roof pitch as the primary structure.
(Ord. 2579, Repealed and Replaced, 03/20/2012)
8. ADDITIONAL REQUIREMENTS FOR MULTIPLE-FAMILY DWELLINGS
Due to the potential size of multi-family structures, attention should be given to incorporating design forms and elements of surrounding buildings that are in the Old Town styles, so that new structures are visually reduced in scale and relate to nearby residential structures and neighborhood scale in general. In addition to compliance with LOC 50.05.006.4 through 50.05.006.6, multi-family projects shall also be subject to the following considerations (see LOC 50.11.003, Appendix C, Figures 2 and 3):
a. Create visual linkages with surrounding buildings in the Old Town styles by repeating or incorporating similar ridge lines, eaves, window and door openings.
b. Offset building walls and rooflines to approximate width and height ratios of surrounding buildings.
c. Incorporate similar roof forms and gables, and smaller elements like porches, dormers or bays, to reduce the scale of new buildings and better relate them to nearby residential structures. Roof pitch may be less steep than 6 ft.:12 ft. if a reduction results in visually reducing the scale of the proposed structure and better relates the proposed structure to those surrounding structures in the Old Town styles.
d. Use landscape buffers between parking areas and the street as well as abutting residences.
e. Create visual interest along the street by breaking walls into smaller planes with windows, entrances, dormers or other appropriate design elements (see LOC 50.11.003, Appendix C, Figure 3).
f. Break large parking areas into smaller groupings, where possible. Minimize the width of driveway curb cuts. Screen parking from the street with landscaping. Locate parking under, or at the sides and rear of buildings.
(Ord. 2579, Repealed and Replaced, 03/20/2012)