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Adding Density to Residential Lots

DMS Architects, Inc and Fidelity National Title present Adding Density to Portland's Single Dwelling Residential Lots

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Adding Density to Residential Lots

  1. 1. Adding Density to Portland’s Single Dwelling Residential Lots DMS Architects, Inc
  2. 2. How To Increase Density Add an ADU ADU of up to 800 sf allowed on Residential lots as an accessory to a single family residence Duplex/Attached Allowed on many corners in R lots Add another Dwelling Lot zoning may allow multiple SFR (single Family Residences) on the lot (ie – 5,000 sf R2 lot – up to 2.5 = 2 SFR) Lot Partition/ Land Division Size of lot may allow it to be divided into two or more lots Lot of Record Much of Portland was platted as 25’x100’ lots – these lots can be ‘re-established’
  3. 3. ADU’s  NEW ADU Accessory Dwelling Unit. A second dwelling unit created on a lot with a house, attached house (row/town house), or manufactured home. Not allowed with multi-family or commercial. EXIST. HOUSE
  4. 4. ADU’s
  5. 5. Duplex  A building that contains two primary dwelling units on one lot. The units must share a common wall or common floor/ceiling R2.5-R20 NEW DUPLEX
  6. 6. Attached House  Attached House. Also called Row House or Common Wall House - A dwelling unit, located on its own lot, that shares one or more common or abutting walls with one or more dwelling units. ADU allowed as long as add. Density not already achieved via corner lot provision
  7. 7. Duplex or Attached Houses?  Yes – Corners allow one extra dwelling unit!!!
  8. 8. Duplexes or Attached Houses R5 Zones – Corner Lots   Lots for duplexes must be at least 4,500 square feet in area. Where attached houses are proposed, the original lot, before division for the attached house proposal, must be at least 4,500 square feet
  9. 9. Duplexes or Attached Houses R2.5 Zones – Corner Lots   Duplexes. Lots for duplexes must be at least 3,000 square feet in area. Attached houses as a result of a land division. Where attached houses are proposed, the original lot, before division for the attached house proposal, must be at least 3,000 square feet.
  10. 10. Attached House  Could an Attached House be built on this corner lot? NEW PROP. LINE NEW ATTACHED HOUSE EXISTING HOUSE
  11. 11. Attached House  Typical Attached House found on many lots (especially corners) in Portland
  12. 12. Lot Partition ‘A’  13,000 sf lot in R5 zone. Can is be divided into two lots? 8418 N Portsmouth
  13. 13. Lot Density and Sizes R2.5 1 UNIT PER 2,500 SF R2.5 1,600 sq ft. 3,400 sq ft. 36’ 30’ 40’
  14. 14. Lots Sizes for Division
  15. 15. Lot Partition ‘A’  Yes – per previous tables – two legal lots NEW LOT AND HOUSE 8418 N Portsmouth
  16. 16. Lot Partition ‘B’  8,100 sf lot in R5 zone. Can is be divided into two lots? 8115 N Portsmouth
  17. 17. Lot Sizes R2.5 1 UNIT PER 2,500 SF R2.5 1,600 sq ft. 3,400 sq ft. 36’ 30’ 40’
  18. 18. Lots Sizes R5
  19. 19. Lot Partition ‘B’  Since lots under 9,500 sf can’t be divided in the R5 zone – add and ADU NEW ADU 8115 N Portsmouth
  20. 20. Lot Partition ‘C’ Existing 50’x100’ has a duplex on it. Is there a way to add density? 629/633 NE Mason Street
  21. 21. Lot Partion ‘C’ NO ADU ADU on site behind duplex? Not allowed as ADU’s are only allowed as an accessory to single family residences.
  22. 22. Lots Size R2.5
  23. 23. Lot Sizes R2.5 1 UNIT PER 2,500 SF R2.5 1,600 sq ft. 3,400 sq ft. 36’ 30’ 40’
  24. 24. Lot Partition ‘C’ 50’ 1,600 sf NEW LOT AND HOUSE 3,400 sf Partition Lot for new 36’x50’ lot and new SFR (single family residence)?
  25. 25. Lot Partition ‘C’ View of 36’x50’ lot and back of existing duplex 629/633 NE Mason Street
  26. 26. Lot Partition ‘C’ Check Lot Coverage 629/633 NE Mason Street
  27. 27. Lot Partition ‘C’ And parking requirements… 33.266.110 Minimum Required Parking Spaces Sites that are located in close proximity to transit (within 500’ of a major Transit Line), have good street connectivity, and good pedestrian facilities may need little or no offstreet parking. 629/633 NE Mason Street
  28. 28. Lot Partition ‘C’ Check Residential Zone Basics…
  29. 29. Lot Partition ‘D’ 10,000 sf lot in the R5 zone – but – the house occupies the length of the lot 1160 NE Lenore
  30. 30. Lot Partition ‘D’ Before After 1160 NE Lenore
  31. 31. Lot Partition ‘D’ NEW LOT AND HOUSE Remove existing garage – file adjustment to legalize 3’ side yard setback of exist. house – new 36’ x 100’ lot and house
  32. 32. Lot Partition ‘D’ Made existing house setbacks legal with Adjustment Procedure….
  33. 33. Lot of Record Typical Portland Neighborhood
  34. 34. Lots of Record Everwhere!!! Same Neighborhood as Originally Platted
  35. 35. Lot of Record An additional lot can be created on both of these properties. As originally Platted Lots as they exist Today 4605 and 4630 NE 35th Ave
  36. 36. Lots of Record NEW LOT AND HOUSE A 36’ wide lot would be required as lot has had a dwelling (or part of) on it within past 5 years.
  37. 37. Lots of Record A 25’ wide lot would be allowed as lot has been vacant for more than 5 years. NEW LOT AND HOUSE 4605 and 4630 NE 35th Ave
  38. 38. Lots of Record and Lot Remnants
  39. 39. Resouces       http://www.portlandonline.com/bds The above link is for the Bureau of Development Services. From there you can go to the city zoning code – Title 33. Chapter 33.110 – Single Dwelling Residential Zones Chapter 33.205 – Accessory Dwelling Units Chapter 33.210 and .211 – Land Divisions in Single Family Dwelling Zones Chapter 33.600 – Land Divisions…

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