Updated as of 3/5/2023
PNA Board Statement
“The Palisades Neighborhood Association (PNA) kindly requests the Planning Commission incorporate in its 2022 goals for City Council review the drafting of a PNA Overlay District covering a portion of the Palisades neighborhood.” September 29, 2021, This statement was approved by the PNA Board.
What is a Zoning Overlay and Why is the PNA Overlay Subcommittee Creating One?
A “… zoning overlay is designed to address neighborhood‐specific development issues. If a neighborhood wants to address a unique development issue/s, this may be an option. The process would be similar to codifying a neighborhood plan, and include conducting an assessment of the issue/s, setting neighborhood objectives for the overlay, looking at alternatives, and conducting neighborhood outreach to determine the preferred approach” (City of Lake Oswego’s web page, item #3).
The Palisades Overlay process started as a citizen-led effort in 2021 by a group of residents in the older portion of Palisades for the purpose of protecting the unique characteristics of this neighborhood that we saw were quickly being demolished. In the Fall of 2021 we requested the city’s Planning Commission to establish, as a goal for 2022, the creation of an Overlay District for a portion of the Palisades Neighborhood. On March 14, 2022, the Planning Commission adopted the creation of an Overlay District as a goal and assigned city planning department staff to work with the overlay committee (composed of residents and some PNA board members).
The specific “provisions” within the overlay are yet to be determined and will be the product of much research and discussion by committee and board, public input, city staff input, plannning commission input, city council input and neighborhood survey(s). Click here for the most recent ‘Draft of Code Amendment Concepts‘.
Will the proposed Overlay affect my property value?
The PNA Overlay Subcommittee is made up of property owners with the objective of developing an Overlay that is property value neutral. Some elements (still to be finalized) may change side yard layback planes to increase the distance between existing neighbors’ homes and the 2nd floor of new larger homes (intent to reduce massing and increase privacy). But, other elements of the Overlay may allow a lot coverage area bonus under certain conditions. There may be a bonus with the potential to increase the home size that could be built, and therefore increase property value. Current speculative home development in our older neighborhoods may actually be reducing our property values due to lost privacy, reduced mature landscaping on the developed site(s) and sun exposure. Click here for updated concepts.
What are the Specific Objectives (aka ‘Concepts’) of the Overlay?
Click here for the most recent ‘Draft of Code Amendment Concepts‘. The Overlay Subcommittee and the City of Lake Oswego continue to refine these concepts and add more detail as we receive feedback from neighbors, the PNA Board, and during working sessions with the Planning Commission and City Council.
What Properties in Palisades are Included in the Proposed Overlay Plan?* (updated 3/5/2023)
Properties where there will be a new primary single family home OR that qualify as “demolition” under under LOC 45.12.100(1):
d. “Demolition” or “demolish” means removal of 50% or more of the total surface area of exterior walls or perimeter foundation of a residential structure as it existed on June 2, 2022, either as a single project or cumulatively over five years or less.
e. “Exterior wall” for the purpose of this section means a wall enclosing a dwelling that has a surface exposed to the outside, including all framing and sheathing, from top plate to bottom plate on all stories.
AND where those properties are within the proposed Overlay Boundary.
*Most remodels and additions would not be affected by the Overlay unless they meet the criteria above.
Why Do We Need a Zoning Overlay?
- Many neighbors are concerned about the rapidly changing character of our older neighborhoods primarily due to new residential development that is out of scale with existing homes. Primary concerns include:
- A significant reduction of privacy, especially in neighboring back yards
- A significant reduction of natural light
- The destruction of iconic Mid-Century homes
- The reduction of natural habitats of local wildlife.
- To uphold the “Vision for the Future” as outlined in the Palisades Neighborhood Plan specifically:
- “Our goal is sustaining the quality of life we have in the Palisades neighborhood. Palisades residents want future development to meet the demand for growth while preserving biological diversity and natural ecosystems. Thus, we intend to protect the scale, the character, and the integrity of our established natural and constructed environment.
- We encourage awareness of environmental issues such as storm water management and the protection of wetlands, waterways, and critical natural habitat.
- There will be an established and diverse urban forest because new trees replace those that are lost. Natural systems, including water circulation and drainage and animal and bird habitats, will function in safe and sustainable ways.”
Will the proposed Overlay affect my property taxes?
No.
Do any other neighborhoods in Lake Oswego have an Overlay District?
Yes, residential neighborhoods that have Overlay Districts include Glenmorrie, Evergreen, Lake Grove, First Addition/Forest Hills, Old Town, and Uplands. “We are very pleased with the results of our Overlay District. Now that it’s been in place for several years I can say that it has been worth it and has really made a difference in maintaining and improving our neighborhood’s character and livability.” Uplands Neighborhood Association Chair, Bob Ervin, March 2022. “Our property values continue to increase long after the additional restrictrictions have been put in place.” Carole Ockert, First Addition Neighborhood Association Chair.
I want the right to do whatever I want with my property. Why should I support this Overlay?
Zoning regulations protect and enhance the value of real estate, and prevent the incompatibility of different land uses. Most importantly, zoning laws can help accomplish overall goals of a given community. Click here for the PNA 20 Year Plan. What you do to your home will be unchanged from current city ordinances. The proposed Overlay only applies to properties when an existing primary structure (usually the house) is demolished 50% or more (as defined by City Ordinances) and to new primary structures.
Neighborhood Input
Neighborhood input is a critical element of the Overlay process, and is achieved through surveys, neighborhood meetings, communications regarding Overlay progress and issues on the PNA website, and frequent email communications. The Overlay committee is eager to receive and respond to all concerns from Palisades residents. Please contact us via here.
How is the PNA Notifying PNA Neighbors About the Overlay?
The PNA leadership team does everything it reasonably can to inform Palisades neighbors about important issues happening in the PNA. We are 100% volunteers and have no dues and very few fundraising activities. That’s why email is the least expensive, most efficient and quickest way to communicate. Over the last several years the PNA created an extensive campaign to get neighbors to subscribe to the quickest, most reliable source of PNA news: The PNA e-newsletter.
Please, help us connect with you in a timely manner. Click to subscribe.
We also post regular updates on the PNA website, postcard mailings (the City pays for those but are very limited), NextDoor, and sometimes physical signs. All have their limits.
Is the proposed Overlay consistent with the Palisades Neighborhood Plan that was approved in 2008/2009?
Yes, the creation of an Overlay zone to preserve and enhance existing neighborhood character is “City Action Step no. 1”, detailed on page 10 of the Neighborhood Plan.
What are the Steps in Creating an Overlay District?
The Planning Dept. has assigned staff to assist the PNA (Palisades Neighborhood Association) in drafting the Overlay District and guide us in this process. The overarching goal of the Overlay District is to protect and enhance the unique characteristics of the older residential areas of Palisades.
Basic outline of steps:
- Survey of PNA residents regarding interest in protecting specific neighborhood characteristics
- Data collection/analysis to determine boundary of Overlay
- Working session with Planning Commission regarding boundary
- Public meeting with live polling of residents within Overlay district to solicit input and share information
- PNA board meetings to update board and request board approval to proceed with specific steps
- Development of Overlay concept and alternatives for discussion
- Public meeting with live polling on concepts and alternatives
- Draft initial Overlay concepts based on input
- Planning Commission working session regarding Overlay concepts
- City Council Study Session
- Further meetings to refine and adopt concepts, public input, Planning Commission working sessions, and City Council.
Does the Overlay Committee Have PNA Board Approval to Create an Overlay?
Yes, and the PNA board is continually receiving updates from the Overlay Committee on Overlay progress. Also, several board members are on the Overlay Committee.
Is the Overlay Consistent with PNA By-Laws?
Yes. Article V, Section 5, paragraphs e and f are relevant. Click here for the By-Laws.
Is the Overlay the Same as an HOA? Why Not Just Create an HOA Instead of an Overlay?
The Overlay is not an HOA, and we have no intention of creating an HOA. HOA’s are usually created when an area is initially developed – for the purpose of managing common areas, defining acceptable/unacceptable standards (like what time on Thursday your trash cans have to be moved away from public view), setting up a review board(s) to approve house colors, roofing materials, etc.
Once the Overlay District is established in the city’s Community Development Code, the Overlay Committee will be dissolved.
What is the Schedule for the Development of the proposed Overlay?
Per the timeline prepared by city staff, we hope to have the Overlay adopted by the city by October/November 2023. We wish it could be sooner, but the process of public input, PNA board approvals, Planning Commission and City Council input/approvals takes time.
Will the Overlay address deficiencies in the city’s tree code?
When the Overlay Committee was first formed, one of our goals was to address deficiencies in the tree code – make penalties for violations stiffer, provide greater incentives to encourage designers to utilize techniques which enabled existing, healthy, native trees to remain in place, etc. However, since the city is currently studying options for updating the tree code, the Planning Dept. staff has advised us that the Overlay can not consider changes to the tree code. However, in the current draft of the Overlay Concepts, there are incentives to preserve large, mature, native trees that might otherwise be removed. Click here for updated concepts.
What planning zones are included in the Overlay boundary?
All residential property in the Palisades Neighborhood are either zoned R-7.5 (7,500 sf minimum lot size) or R-10 (10,000 sf minimum lot size). Here is the link to the city’s zoning map if you’re curious whether your property is in an R-7.5 or R-10 zone. View the proposed Overlay Boundary Map.
Why does the proposed overlay cover only a portion of the Palisades Neighborhood and not all of it?
There are several reasons. First, most other areas in the Palisades Neighborhood have established HOAs (Homeowners Associations) which have their own rules and requirements which protect their section of the neighborhood. The PNA is a “Neighborhood Association”, not an HOA.
Secondly, according to Lake Oswego City rules and regulations for Overlays the properties within the Overlay must have similar characteristics that need protection. Palisades is the largest Neighborhood Association in Palisades. Homes and properties are very diverse – from 1950’s and 60’s Mid-Century Modern homes to more recent Planned Unit Developments and more. The PNA 20 Year Plan documents these different characteristics.
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