adding density to residential lots
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DMS Architects, Inc and Fidelity National Title present Adding Density to Portland's Single Dwelling Residential LotsTRANSCRIPT
Adding Density to Portland’s Single Dwelling Residential
Lots
DMS Architects, Inc
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 Lot zoning may allow multiple SFR (single Family Dwelling Residences) on the lot (ie – 5,000 sf R2 lot – up to 2.5 = 2 SFR)
Lot Partition/ Size of lot may allow it to be divided into two or Land Division more lots
Lot of Record Much of Portland was platted as 25’x100’ lots – these lots can be ‘re-established’
ADU’s 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.
NEWADU
EXIST. HOUSE
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
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
Duplex or Attached Houses? Yes – Corners allow one extra dwelling
unit!!!
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
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.
Attached House Could an Attached House be built on this
corner lot?
NEW ATTACHED HOUSE
EXISTING HOUSE
NEW PROP. LINE
Attached House Typical Attached House found on many lots
(especially corners) in Portland
Lot Partition ‘A’ 13,000 sf lot in R5 zone. Can is be divided
into two lots?
8418 N Portsmouth
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’
8418 N Portsmouth
Yes – per previous tables – two legal lots
NEW LOT AND HOUSE
Lot Partition ‘A’
8115 N Portsmouth
8,100 sf lot in R5 zone. Can is be divided into two lots?
Lot Partition ‘B’
Lot Sizes
R2.5
1 UNIT PER 2,500 SF
R2.5
1,600 sq ft.
3,400 sq ft.
36’
30’
40’
Lot Partition ‘B’ Since lots under 9,500 sf can’t be divided
in the R5 zone – add and ADU
NEWADU
8115 N Portsmouth
Lot Partition ‘C’
Existing 50’x100’ has a duplex on it. Is there a way to add density?
629/633 NE Mason Street
Lot Partion ‘C’
ADU on site behind duplex? Not allowed as ADU’s are only allowed as
an accessory to single family residences.
NOADU
Lot Sizes
R2.5
1 UNIT PER 2,500 SF
R2.5
1,600 sq ft.
3,400 sq ft.
36’
30’
40’
Lot Partition ‘C’
Partition Lot for new 36’x50’ lot and new SFR (single family residence)?
64
’
36
’
50’
NEW LOT AND HOUSE
1,600 sf
3,400 sf
Lot Partition ‘C’
View of 36’x50’ lot and back of existing duplex
629/633 NE Mason Street
Check Lot Coverage
Lot Partition ‘C’
629/633 NE Mason Street
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 off-street parking.
629/633 NE Mason Street
Check Residential Zone Basics…
Lot Partition ‘C’
Lot Partition ‘D’
10,000 sf lot in the R5 zone – but – the house occupies the length of the lot
1160 NE Lenore
Lot Partition ‘D’
Remove existing garage – file adjustment to legalize 3’ side yard setback of exist. house – new 36’ x 100’ lot and house
NEW LOT AND HOUSE
Lot Partition ‘D’
Made existing house setbacks legal with Adjustment Procedure….
Lots of Record Everwhere!!!
Same Neighborhood as Originally Platted
Lot of Record An additional lot can be created on both of these properties.
4605 and 4630 NE 35th Ave
Lots as they exist TodayAs originally Platted
Lots of Record
A 36’ wide lot would be required as lot has had a dwelling (or part of) on it within past 5 years.
NEW LOT AND HOUSE
Lots of RecordA 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
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…