Ordinance No. 24-05 CITY OF TIGARD, OREGON
TIGARD CITY COUNCIL
ORDINANCE NO. 24- 0S
AN ORDINANCE AMENDING THE COMMUNITY DEVELOPMENT CODE (TITLE 18) AND THE
ZONING MAP OF THE CITY OF TIGARD, FOR THE PURPOSE OF ADOPTING UPDATES
RELATED TO THE TIGARD MADE AND WASHINGTON SQUARE REGIONAL CENTER
PROJECTS (ZON2024-00002,DCA2024-00001). i cif VL h1 et ,0 see 4;fyxc6 ( nie,ye
WHEREAS, the City has initiated an application to amend the text of the Community Development
Code (Title 18) and the zoning map; and
WHEREAS, the City Council generally desires to improve the function, efficiency, and clarity of the
Community Development Code; and
WHEREAS, the 2022 Economic Opportunities Analysis (EOA) demonstrated a significant
employment land constraint, demand for higher density employment, and recommendation for more
mixed-use activity; and
WHEREAS, the proposed code amendments address the findings of the EOA by preserving industrial
land, building additional flexibility into code language, and encouraging more mixed-use activity
citywide;
WHEREAS, the purpose of the amendments is to implement policy changes established through the
Tigard MADE (Maintain, Advance, and Diversify Employment) and Washington Square Regional
Center (WSRC) Update projects;
WHEREAS, the proposed amendments encourage job density and economic mobility, environmental
sustainability and climate resilience, and connectivity and community citywide; and
WHEREAS, the proposed amendments encourage urban neighborhood development, establish
transportation frameworks, and allow for a variety of housing types particularly in the WSRC plan
district; and
WHEREAS, notice was provided to the Deparunent of Land Conservation and Development and
Metro at least 35 days prior to the first evidentiary public hearing; and
WHEREAS, notice to the public was provided in accordance with the Tigard Community
Development Code; and
WHEREAS, the Tigard Planning Commission held a public hearing on March 18, 2024 and
recommended by unanimous vote that Council approve the proposed amendments; and
ORDINANCE No. 24- 0 5-
Page
Page 1
WHEREAS, the Tigard City Council held a public hearing on April 23, 2024 to consider the proposed
amendments; and
WHEREAS, the Tigard City Council has considered the recommendation of the Planning
Commission; and
WHEREAS, the Tigard City Council has determined that the proposed amendments are consistent
with the applicable review criteria as demonstrated in the City's findings.
NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS:
SECTION 1: Tigard City Council adopts the findings contained in "Exhibit A" to this
Ordinance. The findings and conclusions that are attached as Exhibit A are hereby
adopted as the basis in support of this Ordinance.
SECTION 2: The Tigard Community Development Code (Title 18) is amended as shown in
"Exhibit B".
SECTION 3: The Tigard Zoning Map is amended as shown in "Exhibit C".
SECTION 4: This ordinance shall be effective 30 days after its passage by the council, signature by the
mayor,and posting by the city recorder
PASSED: By U NAM i v'0Vi.1 vote of all council members present after being read by
number and title only, this a3 day of PrPr, I , 2024.
Jesse B. Raymundo, Deputy City Recorder
vri
APPROVED: By Tigard City Council this a3 day of `'/ prI I , 2024.
Heidi Lueb, Mayor
Approved as to form:
City Attorney
4/29/2024
Date
ORDINANCE No. 24- 0 5
Page 2
.14 11 City of Tigard
cie
TIGARD Memorandum S U 6 pave,'hi pry t g. (01-o, 05-0, 6. $
•
Suggested alternative language regarding the Indoor Sales and Services use in the MUC
zone in Washington Square Regional Center.
Strikethrough:
B. MUC zone use restrictions.
3. Indoor Sales and Services.
a. The maximum gross floor area is 30,000 square feet per tenant for new
buildings and additions, except for the following: . Now tenants in the
i. New tenants in the existing footprint of existing buildings, and
ii. Development reviewed through a development design review
application.
Clean:
B. MUC zone use restrictions.
3. Indoor Sales and Services.
b. The maximum gross floor area is 30,000 square feet per tenant for new
buildings and additions, except for the following:
i. New tenants in the existing footprint of existing buildings, and
ii. Development reviewed through a development design review
application.
Page 1 I Proposed Staff Modifications
RECOMMENDATION AND FINDINGS
OF THE PLANNING COMMISSION 1114
FOR THE CITY OF TIGARD, OREGON T I GARD
SECTION I. APPLICATION SUMMARY
FILE NAME: Tigard MADE (Maintain,Advance, &Diversify Employment) and
Washington Square Regional Center(WSRC)Zoning Update
CASE NO: Zoning Map Amendment (ZON) ZON2024-00002
Development Code Amendment (DCA) DCA2024-00001
APPLICANT: City of Tigard
13125 SW Hall Blvd.
Tigard, OR 97223
PROPOSAL: The City is proposing comprehensive plan map,zoning map,and development code
changes to implement the policy recommendations of the Tigard MADE project,
that were, in part, generated by the findings of the 2022 Economic Opportunities
Analysis (EOA) and the Washington Square Regional Center Update project.
LOCATIONS: Citywide.
ZONES: Citywide.
APPLICABLE Oregon Statewide Planning Goals: 1 (Citizen Involvement), 2 (Land Use Planning), 9
PROVISIONS: (Economic Development), and 10 (Housing)
Metro Urban Growth Management Functional Plan (Chapter 3.07) Title 1 (Housing
Capacity);Title 4 (Industrial and Other Employment Areas);Title 6 (Centers,
Corridors, Station Communities, and Main Streets);Title 7 (Housing Choice); Title 8
(Compliance Procedures)
Tigard Comprehensive Plan Goals: 1 (Citizen Involvement), 2 (Land Use Planning), 9
(Economic Development), 10 (Housing), 13 (Energy Conservation); Special Planning
Areas (Section 2:Washington Square Regional Center)
Tigard Community Development Code Chapters: 18.710 and 18.790
SECTION II. PLANNING COMMISSION RECOMMENDATION
The Planning Commission recommends the City Council adopt the proposed amendments, with any
alterations as determined appropriate through the public hearing process.
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SECTION III. BACKGROUND INFORMATION
Proposal Description:
Beginning in 2020, Tigard kicked off two major long range planning projects that reimagined the city's
commercial, industrial, and mixed-use zones. The proposed updates to Tigard's comprehensive plan map,
zoning map, and development code implement the policy direction established through the intensive
outreach, research, and analysis conducted through the Tigard MADE and WSRC Update projects. The
proposed amendments modernize Tigard's land use regulations in an effort to accommodate new business
and development types, increase employment density, protect industrial land resources, increase housing
capacity, facilitate mixed-use commercial activity, and support urban neighborhood development.
Tigard MADE: An Innovative Approach to Employment
Tigard MADE began with an EOA—a state-mandated study estimating job growth over the next 20 years—
and asked "how can land use regulations be better used to accommodate job density and facilitate City
Council goals?"Staff recognized from the outset that while the city is a hub for small local business owners,
much of the city's employment land is also underutilized. Over the next three years, staff met with real estate
brokers,business owners,property owners, and bankers; conducted research with consultant team Johnson
Economics; and explored innovative development code strategies while regularly checking in with the
Planning Commission and City Council. These efforts have culminated in map and text amendments that
protect existing businesses while promoting job density and economic mobility,environmental sustainability
and climate resilience,and connectivity and community within the city's limited remaining employment land.
WSRC Update: Urban Neighborhoods and Public Gathering
The WSRC Update project recognized it was time to take a new look at the Metro-designated regional center.
While the previous plan for the WSRC from 1999 envisioned the area as a dense,walkable,and vibrant place
with more housing options, better transit service, and more urban amenities, the area has struggled to
progress towards that vision. Seeing the WSRC's potential for transformative, equitable, and sustainable
growth,the main goal of the WSRC Update project was to better align future development with community
needs and aspirations, emerging market trends, and Tigard's goal to be a walkable, healthy, and inclusive
community. After intensive outreach, analysis, and interagency coordination, the Council adopted new
Comprehensive Plan policies for the plan district in 2021. The proposed amendments implement these
policies.
Public Involvement
Tigard MADE
Previous Tigard MADE briefings have introduced the extensive community outreach conducted over the
course of this project since 2020 (Attachment 1). In addition to these methods, staff has continued to work
with interested or impacted community members to refine standards, resulting in the public review draft
that was published on January 31, 2024, as described later in this report.
Washington Square Regional Center
As shared in previous briefings and hearings, the WSRC Update project was driven by a robust public
engagement process built on three primary types of outreach:a Stakeholder Working Group (SWG),focused
outreach to the Metzger community and underrepresented groups, and broad engagement activities geared
towards the general public. From June 2020 through September 2021, five major rounds of outreach were
conducted that engaged with these groups in various forms with regular briefings provided to the Planning
Commission and City Council. A full report on the policy project and its community outreach methods are
attached here (Attachment 2).
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In addition to the intensive outreach process included in the policy project,a public review draft of the code
changes proposed tonight was also made available as described below.
Public Review Draft:Tigard MADE and WSRC
A public review draft of code was published on January 31,2024 for Tigard MADE-related changes and on
February 6, 2024 for WSRC-related changes. Postcards alerting all business owners, property owners, and
community members with property impacted by the Tigard MADE or WSRC code projects (approximately
5,900 postcards in total) were sent out on January 26, 2024 and February 5,2024.
The postcards directed recipients to the project websites, where public review drafts were available, and
invited them to an outreach series that consisted of six in-person events.A total of nineteen property owners,
business owners, and community members attended these sessions; none expressed significant concern.
Multiple community members called or emailed staff with general questions and expressed no significant
concern.
In addition to the series, staff also offered one-on-one meetings. PacTrust and Macerich both scheduled
private review sessions and provided written comments.
Staff made changes to the code based on outreach conducted through the public review draft process and
those changes are represented in the code presented with this report.
Draft Regulations
A guide to the draft regulations is attached (Attachment 3).
Tigard MADE code makes major changes to use categories,base zones,and use and development standards
in commercial and industrial zones. Code changes promote job density and economic mobility,
environmental sustainability and climate resilience, and connectivity and community. Updates also include a
new adjustment process that allows applicants greater development flexibility in exchange for public benefits.
WSRC code implements the policies adopted through the previous WSRC Update project. It focuses
primarily on three zones and three subdistricts with varying development and use regulations that promote
different levels of urban neighborhood development throughout the plan district. It also introduces a new
development design review application intended to facilitate innovative mixed-use development using
discretionary criteria in the mall area.
Omnibus changes, which provide clarity throughout the code and remove outdated references, are also
proposed.
SECTION IV. APPLICABLE PROVISIONS, FINDINGS,AND CONCLUSIONS
This section contains all applicable city, regional, and state provisions that apply to the proposed
Comprehensive Plan Amendment and Development Code Amendment, and findings detailing how each
provision is met.
STATEWIDE PLANNING GOALS AND GUIDELINES
State planning regulations require cities to adopt and amend Comprehensive Plans and land use regulations
in compliance with the state land use goals. Because the proposed code amendments have a limited scope
and the text amendments address only some of the topics in the Statewide Planning Goals, only applicable
statewide goals are addressed below.
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Statewide Planning Goal 1—Citizen Involvement:
This goal outlines the citizen involvement requirement for adoption of Comprehensive Plans and
changes to the Comprehensive Plan and implementing documents.
FINDING: The city conducted comprehensive public engagement processes with the Tigard MADE
and WSRC Update projects as described elsewhere in this report. This proposal codifies the changes
discussed through those processes.
The notice requirements set forth in Section 18.710.110 (Type IV Procedures) were met. A request for
comments was sent to affected government agencies and interested parties on February 12,2024 and notice
of hearings was sent to these parties by email on February 27, 2024. An additional notice was mailed to all
impacted property owners, business owners, and community members and the citywide interested parties
list (approximately 5,900 recipients) on February 26,2024. A notice was posted in three public locations on
February 27, 2024 and published in the Tigard Times newspaper on February 29, 2024.A minimum of two
public hearings will be held (one before the Planning Commission and the second before the City Council)
at which an opportunity for public input is provided. A minimum of three drafts of the proposed code
changes (Discussion Draft, Proposed Draft to the Planning Commission, and Planning Commission
Recommendation to City Council) will be made available to the public for review prior to hearings and
adoption. This goal is satisfied.
Statewide Planning Goal 2—Land Use Planning:
This goal outlines the land use planning process and policy framework.
FINDING: The Department of Land Conservation and Development (DLCD) has acknowledged the
city's Comprehensive Plan as being consistent with the statewide planning goals. The Development Code
implements the Comprehensive Plan. The Development Code establishes a process and standards to review
changes to the Tigard Development Code in compliance with the Comprehensive Plan and other applicable
state requirements. As discussed within this report,the applicable Development Code process and standards
have been applied to the proposed amendment, and the intent of these amendments are to meet the
requirement of state law, administrative rules, and the Statewide Planning Goals. This goal is satisfied.
Statewide Planning Goal 9—Economic Development
This goal outlines how cities and counties must plan to ensure that they have enough land available
to realize economic growth and development opportunities.
FINDING: The City's 2022 EOA found that the city would need an approximate 600-1100 acres of land
in order to accommodate projected job growth over the next 20 years.The EOA also found that Tigard has
only approximately 230 acres of vacant or redevelopable land remaining.Therefore,an innovative approach
to accommodating economic growth and development is necessary. This code package is intended to
facilitate greater job density, mixture of business activity, and redevelopment opportunities in order to
maximize the use of Tigard's limited remaining employment lands. This goal is satisfied.
Statewide Planning Goal 10—Housing:
This goal requires cities and counties to provide adequate capacity for needed housing. OAR
Chapter 660 Division 8, which implements Goal 10, states that "the purpose of the division is to
ensure opportunity for the provision of adequate numbers of needed housing units, the efficient
use of buildable land within urban growth boundaries, and to provide greater certainty in the
development process so as to reduce housing costs."
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FINDING: The city adopted an updated Housing Needs Analysis in May of 2021. This analysis found
that the city will need to accommodate more than 7,400 new households over the coming 20 years.The
city currently only has the capacity for 4,200 units in existing areas and will need an additional 3,200 units
of housing to meet this need. Notably, the estimates of need are based on regional projections that do not
account for existing underproduction levels and the needs of the unhoused. A pilot regional housing needs
analysis conducted by Oregon Housing and Community Services shows a need of nearly 12,000 units in
Tigard over that same time horizon.
The proposed code changes do not decrease housing supply or capacity. They further Tigard's work to
support more housing diversity and allow increased housing capacity.
The city may only apply clear and objective standards to housing under Goal 10. These code changes
include further clarification of standards to ensure that they are as clear and objective as practicable. This
goal is satisfied.
CONCLUSION: Based on the findings above and the related findings below, the Planning
Commission finds the proposed code amendments are consistent with applicable
Statewide Planning Goals.
METRO'S URBAN GROWTH MANAGEMENT FUNCTIONAL PLAN
State planning regulations require cities within the Metro service area to adopt and amend Comprehensive
Plans and land use regulations in compliance with Metro's Urban Growth Management Functional Plan.
Because the proposed code amendments have a limited scope and the text amendments address only some
of the topics in METRO's Urban Growth Management Functional Plan,only applicable Titles are addressed
below.
Title 1—Housing Capacity
The Regional Framework Plan calls for a compact urban form and a "fair-share" approach to
meeting regional housing needs. It is the purpose of Title 1 to accomplish these policies by
requiring each city and county to maintain or increase its housing capacity except as provided in
section 3.07.120.
FINDING: Title 1 has been met by further increasing the housing capacity in Tigard. New land use
regulations allow for more mixed-use development with residential uses to be built nearly citywide (including
in zones where residential uses in any form are currently prohibited). Additionally, the new mixed-use-
residential zones prioritize middle housing and apartments in the Washington Square Plan District.This title
is satisfied.
Title 4—Industrial and Other Employment Areas
The Regional Framework Plan identifies Regionally Significant Industrial Areas (RSIAs),
Industrial Areas,and Employment Areas where activities are limited in efforts to promote industrial
or employment activity.
While Tigard contains no RSIAs,it does contain Metro-identified Industrial Areas and Employment Areas.
Section 3.07.440 of the UGMFP requires the City to have land use regulations that limit commercial retail
uses in these areas. Most Industrial Areas and Employment Areas impacted by Tigard MADE and WSRC
are being zoned to either IND (Industrial) or MUE (Mixed-Use Employment), both of which prioritize
employment uses over other uses. Much of the Industrial Areas and Employment Areas covered by this
project currently allow a broad range of commercial retail and entertainment activity. The proposed code
changes add new limits to these uses while loosening restrictions on office and industrial uses. The IND
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zone allows manufacturing and motor vehicle servicing almost exclusively while allowing limited amounts
of wholesale (limited to 20,000 square feet per tenant) and employee-serving commercial (limited to 5,000
square feet of employee-supportive services per site). The MUE zone allows a wide range of activity but
requires employment activity on all sites. It limits large commercial retail uses to 30,000 square feet per
tenant. The Warehouse and Wholesale Flex Area allows a greater amount of warehouse and wholesale uses
along 72nd Avenue, as this location includes a number of purpose-built buildings and has proven ideal for
industrial-adjacent users who rely on regional transportation networks. The code package also opens more
of the city to allow industrial uses where they were previously prohibited. This title is satisfied.
Title 6—Centers, Corridors, Station Communities and Main Streets
The Regional Framework Plan identifies Centers,Corridors,Main Streets and Station Communities
throughout the region and recognizes them as the principal centers of urban life in the region.Title
6 calls for actions and investments by cities and counties, complemented by regional investments,
to enhance this role. A regional investment is an investment in a new high-capacity transit line or
designated a regional investment in a grant or funding program administered by Metro or subject
to Metro's approval.
FINDING: Title 6 acknowledges that a vibrant mix of uses and housing types is needed in regional
centers in order for the center to be robust, walkable, and successful. The proposed updates allow for a
broad mixture of activities and housing types throughout the plan district. In most zones, a variety of
commercial,institutional, and civic uses are allowed or conditionally allowed.While in some circumstances,
housing types are limited to apartments to encourage density or to mixed-use development to encourage a
mixture of activity, the plan district overall allows for a range of housing types. Zoning and subdistrict
regulations allow for and encourage urban neighborhood development at different area-appropriate scales
This title is satisfied.
Title 7—Housing Choice
The Regional Framework Plan calls for establishment of voluntary affordable housing production
goals to be adopted by local governments and assistance from local governments on reports on
progress towards increasing the supply of affordable housing.
FINDING: Title 7 has been met by further increasing the capacity for housing choice in Tigard. Section
3.07.730 of Title 7 states that: "cities and counties within the Metro region shall ensure that their
comprehensive plans and implementing ordinances: (a) Include strategies to ensure a diverse range of
housing types within their jurisdictional boundaries. (b) Include in their plans actions and implementation
measures designed to maintain the existing supply of affordable housing as well as increase the opportunities
for new dispersed affordable housing within their boundaries. (c) Include plan policies, actions, and
implementation measures aimed at increasing opportunities for households of all income levels to live within
their individual jurisdictions in affordable housing." Title 7 does not specify what is meant by "affordable
housing". The city interprets the mandate to include not just regulated affordable housing, but naturally-
occurring affordable housing and housing made affordable by a range of choices in size.The proposed code
changes encourage greater housing diversity and choice in Tigard, leading to more affordable choices for
families and individuals,and ensuring opportunities for affordable home ownership and rental for all income
levels and household sizes. The changes do not include density limits, provided generous building height
maximums can be met, and will allow for more housing units to be produced in Tigard as well as more
housing variety. This title is satisfied.
Title 8—Compliance Procedures
A city or county proposing an amendment to a comprehensive plan or land use regulation shall
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submit the proposed amendment to the COO at least 35 days prior to the first evidentiary hearing
on the amendment. The COO may request, and if so the city or county shall submit, an analysis of
compliance of the amendment with the functional plan. If the COO submits comments on the
proposed amendment to the city or county,the comment shall include analysis and conclusions on
compliance and a recommendation with specific revisions to the proposed amendment,if any,that
would bring it into compliance with the functional plan. The COO shall send a copy of comment
to those persons who have requested a copy.
FINDING: Notice and a copy of the proposed code amendments were provided to Metro on February
12, 2024. Metro requested that the city address how Metro-designated Employment Areas limit commercial
uses and how the code impacts housing capacity in the city.As discussed in the findings for Titles 5-7,these
items have been addressed. This title is satisfied.
CONCLUSION: Based on the findings above,the Planning Commission finds that the proposed code
amendment is consistent with Metro's Urban Growth Management Functional Plan.
TIGARD COMPREHENSIVE PLAN
State planning regulations require cities to adopt and amend comprehensive plans and land use regulations
in compliance with the state land use goals and consistent with their adopted comprehensive plan goals and
policies. Because the development code amendments have a limited scope and the text amendments address
only some of the topics in the Tigard Comprehensive Plan, only applicable comprehensive plan goals and
associated policies are addressed below.
Comprehensive Plan Goal 1: Citizen Involvement
Goal 1.1: Provide citizens, affected agencies, and other jurisdictions the opportunity to participate
in all phases of the planning process.
FINDING: The proposed amendments are the result of multi-year community planning and engagement
efforts associated with the Tigard MADE project and the WSRC Update project (Attachments 1 and 2).
A public review draft of proposed code language associated with the Tigard MADE project was published
on January 31, 2024 and with the WSRC Update project on February 6, 2024. Postcards were sent to all
impacted community members on January 26, 2024 and February 5, 2024 and were emailed to interested
parties associated with each project, inviting recipients to review the public draft or attend an in-person
meeting to review with staff.
Public notices announcing the March 18 Planning Commission hearing and April 23 City Council hearing
were mailed to all impacted community members on February 26, 2024. This policy is satisfied.
Goal 1.2: Ensure all citizens have access to:
A. opportunities to communicate directly to the City; and
B. information on issues in an understandable form.
FINDING: In addition to all required public hearing notifications and the public engagements described
above, staff briefed the City Council and Planning Commission at public meetings throughout the duration
of both projects. The city also maintained a project webpage that it updated regularly with project and staff
contact information and sent emails to interested parties on a regular basis. The city endeavored to provide
all information in an understandable form, and project managers were always available to answer questions.
This policy is satisfied.
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Comprehensive Plan Goal 2: Land Use Planning
Goal 2.1: Maintain an up-to-date Comprehensive Plan, implementing regulations and action plans
as the legislative foundation of Tigard's land use planning programs.
FINDING: As demonstrated in this report, the proposed amendments to the Tigard Development Code
are consistent with the Tigard Comprehensive Plan. Copies of the proposed text amendments were sent to
affected agencies and each agency was invited to comment on the proposal, as required by Section
18.710.110 (Type IV Procedures) and discussed in Section V of this report. Comments submitted by
affected agencies have been incorporated into this report and the proposed amendments. This policy is
satisfied.
Comprehensive Plan Goal 9: Economic Development
Goal 9.1: Develop and maintain a strong, diversified, and sustainable economy.
FINDING:Tigard MADE and WSRC both recognize the redevelopment potential of the city's employment
lands. While currently home to pockets of mixed-use activity and a host of small businesses, much of the
city's employment land is also underutilized. New code allows for more businesses in more locations,
encourages more dense development, and removes barriers to new business owners by reducing review
thresholds and loosening development code requirements for industrial users. This policy is satisfied.
Goal 9.3: Make Tigard a prosperous and desirable place to live and do business.
FINDING: The proposed amendments further the city's goal to provide design standards that ensure that
the value, livability, and attractiveness of the city is preserved and increased. Standards for street-facing
facades ensure that the pedestrian realm remains attractive and does not present blank walls to the street.
These design standards also meet the state requirement that they be clear and objective when applied to
residential development. New standards promote mixed-use development that brings housing and a variety
of sales and service activities closer together. They also require more pedestrian-friendly development that
makes active transportation between destinations more attractive. This policy is satisfied.
Comprehensive Plan Goal 10: Housing
Goal 10.1: Provide opportunities for a variety of housing types at a range of price levels to meet the
diverse housing needs of current and future City residents.
FINDING: The city has expressed a desire through its Comprehensive Plan policies to provide
opportunities for greater housing variety, to meet the needs of its present and future residents at all stages
of life. In addition, the city has expressed a desire to provide greater economic integration through housing
variety. The proposed code changes further this policy directive by allowing housing by right or as part of a
mixed-use development in most zones.This policy is satisfied.
Goal 10.2 Maintain a high level of residential livability.
FINDING: The proposed code amendments support greater housing affordability and ownership
opportunities by ensuring that adequate housing variety is allowed.Affordable housing, both regulated and
non-regulated, requires flexibility in standards that make smaller housing unit production possible. The
proposed code amendments increase equitable housing opportunities and encourage mixed-income
neighborhoods by allowing a variety of housing sizes and types to co-exist in the same neighborhood.
Increased housing opportunity provides for reduced housing costs and economic mobility.
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The proposed code amendments ensure compatibility of development with existing neighborhoods through
development standards. In addition, the standards include requirements for common open spaces and
screening at property boundaries and around off-street parking areas.This policy is satisfied.
Comprehensive Plan Goal 13: Energy Conservation
Goal 13.1: Reduce energy consumption.
FINDING: Proposed mixed-use zones allow employment, residential, and commercial activities in close
proximity to one another.These changes focus on bringing uses closer together so residents and employees
alike can walk to services and residents have more options for work within the city. These changes,coupled
with development standards that make active transportation and transit more attractive,allow for potentially
great reductions in Vehicle Miles Traveled (VMT). This policy is satisfied.
Comprehensive Plan: Special Planning Areas
Goal 15.2.1: Develop a coordinated land use and transportation framework that supports
development of the Tigard WSRC into a dense, walkable, and vibrant place and that also reflects
market realities, community needs and aspirations, and City goals related to sustainable growth.
FINDING: The project team for the WSRC Update project coordinated closely with land use and
transportation staff from affected jurisdictions and road authorities and held three transit-oriented
development workshops with TriMet and Macerich representatives. The project team also coordinated
closely with the Tigard Transportation System Plan update project. As a result, the WSRC Update project
included many interrelated goals and policies that promote transformative redevelopment supported by
transit and multimodal facilities. The proposed amendments codify the land use and transportation
frameworks established through the WSRC Update project. This policy is satisfied.
Goal 15.2.3: Prioritize improvements to the active transportation network in the Tigard WSRC to
improve safety, access, and comfort for people of all ages and abilities and advance the City's
climate resiliency and equity goals.
FINDING: The proposed code amendments include preferred street and trail alignments that connect
neighborhoods to each other, to shopping and services, and to open space. The code amendments also
include specific cross sections or fee-in-lieu-of-construction options for Greenburg Road, Hall Boulevard,
and Oak Street,which ensure that these streets will be built to a standard that serves as a public benefit and
promotes active transportation. Development in the Design Review Subdistrict will be required to
accommodate transit and promote active transportation networks as public amenities.This policy is satisfied.
Goal 15.2.4:Provide recreational opportunities and access to nature for all,especially for households
in the Tigard WSRC with little or no private open space.
FINDING: The proposed code amendments include common space standards and approval criteria that
require mixed-use and residential development to provide common space. Common space is required to
have an outdoor component, seating component, or publicly accessible component to encourage urban
gathering space throughout the plan district. Preferred trail and street alignments identified in the code
amendments also prioritize routes connecting residents to existing or planned open space such as Fanno
Creek and Bagan Park. This policy is satisfied.
Goal 15.2.5: Facilitate the development of a variety of housing types and densities in the Tigard
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WSRC to meet the needs of households of all incomes and sizes.
FINDING: Housing is allowed as a standalone use or as a part of a mixed-use development throughout the
plan district, with a variety of housing types allowed throughout. In the Apartment Subdistrict, housing
development is limited to apartments and has a minimum height requirement that ensures this subdistrict
prioritizes dense housing. In areas where commercial activity is prioritized,housing continues to be allowed
above ground-floor commercial uses.This policy is satisfied.
Goal 15.2.6: Support regional-serving businesses in the Tigard WSRC while working to grow traded-
sector and local-serving businesses in order to advance economic mobility for all.
FINDING:The Design Review Subdistrict ensures that a dense and rich mix of business activity occurs on
the Washington Square Mall site, while the Metzger Business Subdistrict ensures that local businesses are
supported and encouraged along Hall Boulevard. Industrial and manufacturing uses are allowed in many
areas where they are currently prohibited. This policy is satisfied.
Goal 15.2.7: Collaborate and coordinate with applicable agencies,service providers,and community
partners to implement the Tigard WSRC land use and transportation framework.
FINDING: A public review draft of proposed code language associated with the with the WSRC Update
project was published on February 6, 2024. Notice and a copy of the proposed code amendments were
provided to Metro and other applicable agencies and service providers on February 12,2024.An additional
notice of the public hearings was sent to these agencies on February 27, 2024. No comments were received
specifically regarding Washington Square,except from Macerich. Staff held two meetings with Macerich and
made changes to the proposed amendments based on feedback. This policy is satisfied.
CONCLUSION: Based on the findings above, the proposed code text amendment is consistent with
applicable provisions of the Tigard Comprehensive Plan.
APPLICABLE PROVISIONS OF THE TIGARD DEVELOPMENT CODE
Section 18.790: Zoning Map and Text Amendments
18.790.020 Legislative Amendments
A. Approval process. A legislative amendment application is processed through a Legislative
procedure, as provided in Section 18.710.110.
FINDING:The proposed amendments are legislative in nature.Therefore,the amendment will be reviewed
under the Type IV legislative procedure as set forth in Section 18.710.110. This procedure requires public
hearings by both the Planning Commission and City Council. Public hearings will be conducted on March
18, 2024 and April 23, 2024. This criterion is met.
B. A recommendation or a decision for a legislative amendment application may be based on
consideration of the applicable legal requirements. They may, but do not necessarily include:
Oregon Revised Statutes, Oregon Administrative Rules, one or more Statewide Planning Goals,
Metro's Urban Growth Management Functional Plan and any other regional plans.
FINDING: The Planning Commission's recommendation to the Tigard City Council for approval of the
comprehensive plan map, zoning map, and development code changes is based on consideration of
Tigard MADE and WSRC Code Updates PAGE 10 OF 12
Z0N2024-00002,DCA 2024-00001
applicable legal requirements as identified and discussed in the report above. The recommendation by the
Commission and the decision by the Council are based on the findings and conclusions provided throughout
Section IV of this report. This standard is satisfied.
SECTION V. CITY STAFF AND AGENCY COMMENTS
The following agencies, departments, and jurisdictions had an opportunity to review the proposed
Development Code Amendment:
• City of Tigard Public Works
• City of Beaverton
• City of Durham
• City of King City
• City of Lake Oswego
• City of Portland
• City of Tualatin
• Metro
• Oregon Department of Land Conservation and Development (DLCD)
• Oregon Department of Transportation (ODOT)
• Oregon Department of Energy
• Oregon Department of Aviation
• Oregon Department of Environmental Quality
• Oregon Department of Fish and Wildlife
• Oregon Department of Geology and Mineral Industries
• Washington County Department of Land Use and Transportation
• US Army Corps of Engineers
• Clean Water Services
• Beaverton School District #48
• Century Link
• Comcast
• NW Natural
• Oregon Health Authority
• Oregon Liquor Control Commission
• Portland General Electric
• Portland &Western Railroad
• Pride Disposal Company
• Tigard/Tualatin School District #23J
• Tigard Water District
• Tualatin Hills Parks and Recreation District
• Tualatin Valley Fire and Rescue
• Tualatin Valley Water District
• Tri-Met Transit Development
• Ziply Fiber
Tigard MADE and WSRC Code Updates PAGE 11 OF 12
Z0N2024-00002,DCA 2024-00001
Metro responded by e-mail with comments as addressed in the findings for Title 8 above.As of the writing
of this report, no other agency comments have been received.
SECTION VI. PUBLIC COMMENTS
The Planning Commission received one written comment in support of the zoning changes. Four
community members provided testimony at the Planning Commission hearing on March 18, 2024. A
representative of PacTrust expressed support of the project while recommending a check-in on
implementation in the next year;a prospective local business owner expressed support of the changes,citing
the changes'intent to newly allow his business (small motorcycle repair) in more locations; a representative
of Macerich expressed general support of the project but concern regarding a proposed limit on the size of
Indoor Sales and Services tenants in new buildings; and a local property owner expressed a desire to better
understand regulations. The Planning Commission agreed that city staff have demonstrated an ability to
address and adapt to public feedback. Therefore, any concerns expressed in the public testimony can be
monitored over the next year and staff should return with amendments if necessary following
implementation.
March 25, 2024
PREPARED BY: Hope Pollard
Associate Planner
March 25, 2024
APPROVED BY: Tom McGuire
Assistant Community Development Director
1k/A �' March 25, 2024
APPROVED BY: Nathan Jackson
Planning Commission President
Tigard MADE and WSRC Code Updates PAGE 12 OF 12
Z0N2024-00002,DCA 2024-00001
Chapter 18.50
NONCONFORMING CIRCUMSTANCES
18.50.010 Purpose
The purpose of this chapter is to allow certain nonconforming lots, structures, uses, and
development to continue but to prohibit their enlargement, expansion, or extension.
18.50.020 General Provisions
A. Nonconforming circumstances are lots, structures, uses of land, and site
improvements that were lawful when established, but would not be allowed under
current regulations as a result of a change to the applicable base zone, plan district, or
development standards.
B. The status of a nonconforming circumstance is not affected by changes in
ownership or tenancy.
C. A nonconforming circumstance may be changed to a conforming circumstance by
right. Once a conforming circumstance occupies a site or the lot is brought into
conformance, the nonconforming rights are lost and the nonconforming circumstance
may not be re-established.
D. The regulations of this chapter apply to all nonconforming circumstances except
the following:
1. Small form residential development in the MU-CBD zone.
2. Nonconforming uses and developments in the Washington Square Regional
Center Plan District, which are subject to the standards of Section 18.670.050.
32. Nonconforming uses and developments in the TMU zone, which are subject
to the standards of Chapter 18.660, Tigard Triangle Plan District.
18.50.030 Determination of Nonconforming Use Status
A determination regarding the legal status of a nonconforming circumstance is
processed through a Director determination, as provided in Chapter 18.730, Director
Determinations. A nonconforming use is determined to be legal when both of the
following are met:
A. The applicant has provided proof that the use was lawful at the time it was
established, by one or more of the following:
1. Copies of issued development permits or land use approvals granted at the
time the use was established;
1
Chapter 18.50 Nonconforming Circumstances
2. Copies of zoning ordinances or maps; or
3. Demonstration that the use was established before the first development code
for the City of Tigard was adopted.
B. The applicant has provided proof that the use has been maintained over time. This
proof must include copies of one or more of the following for every other year from the
time the use was established until the current year:
1. Utility bills;
2. Income tax records;
3. Business licenses;
4. Listings in telephone, business, or other related directories;
5. Advertisements in dated publications, for example trade magazines; or
6. Land use approvals or development permits.
18.50.040 Criteria for Nonconforming Situations
A. Nonconforming lots.
1. Except as provided in Paragraph 18.50.040.A.2 and
Subsections 18.50.040.B and C, development of nonconforming lots and
enlargement, modification, or reconstruction of uses on nonconforming lots are
prohibited.
2. If a lot does not meet the minimum lot size standard, the lot may:
a. Be occupied by one use allowed in a commercial zone, if the lot is located
within a commercial zone; or
b. Be occupied by small form residential development and accessory
structures if located in a residential zone.
3. Development allowed on a nonconforming lot under the provisions of
Paragraph 18.50.040.A.2 is subject to the following:
a. The nonconforming lot must not be contiguous with other lots in the same
ownership; and
b. All other applicable provisions of this title must be met.
2
Chapter 18.50 Nonconforming Circumstances
4. If a nonconforming lot is contiguous with another lot in common ownership, the
following provisions apply:
a. The lots involved are considered to be an undivided unit of land for the
purposes of this title;
b. Conveyance, transfer, or use of the lots or any portion of the lots in any
manner that violates this title is prohibited; and
c. Division of the lots in a manner that results in a nonconforming lot is
prohibited.
B. Nonconforming uses.
1. If a lawfully established use of land exists that would not be allowed by this
title, the A nonconforming use may be continued when all of the following are
met. Any other subsequent use must meet all applicable standards of this
title. provided:
a. The nonconforming use .s and the building or buildings it occupies
are not enlargedl, .. . -., _ -
spacc,cxccpt that a nonconforming use may be enlarged, increased, or
extended into any existing parts of the building it occupies, provided that the
building was specifically designed and constructed to lawfully accommodate
that use at the time of original construction;
b. If the nonconforming use occupies a building that is accidentally
damaged or destroyed by fire, flood, earthquake, or other natural disaster
so that the building or tenant space cannot be occupied, it is
discontinued for no longer than six months following the date the new
building receives final certificate of occupancy; and
b. The nonconforming use is not moved in whole or in part to any portion of
the lot;
c. The nonconforming use of land is not discontinued for any reason, other
than accidental damage or destruction of the building it occupies, for a
period of more than six 18 months. The 18-month period begins when the
last of the following occurs:
i. On the date when the use is vacated,
ii. On the date the use ceases to be actively involved in the sale of
merchandise or the provision of services, or
3
Chapter 18.50 Nonconforming Circumstances
New nonconforming use regulations are more generous to nonconforming
uses by allowing longer vacancy terms, especially in the case of accidental
damage to the building the use occupies.
iii. On the date of termination of any lease or contract under which
the nonconforming use has occupied the building or land.
months, any subsequent use of land must conform to the regulations specified
by this title; and
c. For purposes of calculating the six month period, a use is discontinued or
abandoned upon the occurrence of the first of any of the following events:
i. On the date when the use of land is vacated,
ii. On the date the use ceases to be actively involved in the sale of
merchandise or the provision of services,
iii. On the date of termination of any lease or contract under which the
nonconforming use has occupied the land, or
made to the applicable utility provider.
f. Additional structures, buildings, or signs are prohibited on a lot with a
nonconforming use.
2. A nonconforming use may be changed to a conditional use allowed in the
applicable base zone if approved through a conditional use review. Once an
allowed or conditional use occupies the site, the nonconforming rights are lost and
a nonconforming use may not be re-established.
3. The provisions of Section i 8.bU.Uti do not grant an owner of a
nonconforming use a vested right. The provisions of the section may be revised in
chapter.
C. Nonconforming development.
1. Where a lawful structure or development exists that could not be built under
the terms of this title by reason of restrictions on lot area, lot coverage, height,
required parking, landscaping, or other requirements, such structure or
development may remain and its use continued provided it remains otherwise
lawful and complies with the following:
a. The nonconforming structure or development may not be enlarged or
altered in a way that increases its nonconformity;
4
Chapter 18.50 Nonconforming Circumstances
b. If a nonconforming structure, development, or nonconforming portion of a
structure or development is destroyed by any means to an extent of more than
60% of its current value as assessed by the Washington County assessor,
reconstruction is prohibited except in conformity with this title. This prohibition
does not apply to small form residential development or regulated affordable
housing that is destroyed by accident, such as by fire, flood, or earthquake;
and
c. If a structure or development is moved any distance for any reason, it
must thereafter comply with all applicable development standards.
18.50.050 Repairs and Maintenance
A. Routine repairs and maintenance. On any nonconforming structure or portion of a
structure containing a nonconforming circumstance, normal repairs, or replacement of
roofs, non-bearing walls, fixtures, wiring, or plumbing may be performed in a manner not
in conflict with the provisions of this chapter.
B. Restoration to safe condition. Nothing in this chapter prevents the strengthening or
restoring to a safe condition of any building or part thereof declared to be unsafe by any
official charged with protecting the public safety, upon order of such official.
5
Chapter 18.50 Nonconforming Circumstances
Chapter 18.60
USE CATEGORIES
18.60.010 Purpose
This chapter classifies land uses and activities into use categories on the basis of
common functional, product, or physical characteristics. Characteristics include the type
and amount of activity, the type of customers or residents, how goods or services are
sold or delivered, and certain site factors. The use categories provide a systematic
basis for assignment of present and future uses to zones. The decision to allow or
prohibit the use categories in the various base zones is based on the goals and policies
of the comprehensive plan. (Ord. 10-15 §1)
18.60.020 Classification of Uses
A. Considerations.
1. The "Characteristics" subsection of each use category describes the
characteristics of each use category. Uses are assigned to the category whose
description most closely describes the nature of the primary use.
2. The following items are considered to determine what use category the use is
in, and whether the activities constitute primary uses or accessory uses:
a. Description of the activities in relationship to the characteristics of each
use category;
b. Relative amount of site or floor area and equipment devoted to the
activities;
c. Relative amounts of sales from each activity;
d. Customer type for each activity;
e. Relative number of employees in each activity;
f. Hours of operation;
g. Site arrangement, including buildings and structures;
h. Vehicles used with the activities;
i. The relative number of vehicle trips generated by the activities;
j. Signs;
1
Chapter 18.60 Use Categories
k. How the use advertises itself; and
I. Whether the activity would be likely to be found independent of the other
activities on the site.
B. Developments with multiple primary uses. When all of the primary uses of a
development fall within one use category, then the development is assigned to that use
category. When the primary uses of a development fall within different use categories,
each primary use is classified in the applicable category and is subject to the
regulations for that category.
C. Accessory uses. The "Accessory Uses" subsection of each use category provides
a list of common accessory uses associated with that use category. Accessory uses are
allowed in conjunction with the use unless stated otherwise in the regulations. Also,
unless otherwise stated, they are subject to the same regulations as the primary use.
D. Use of examples. The "Examples" subsection of each use category provides a list
of examples of uses that are included in the use category. The names of uses on the
lists are generic. They are based on the common meaning of the terms and not on what
a specific use may call itself. For example, a use whose business name is "Wholesale
Liquidation" but that sells mostly to consumers, would be included in the Sales Oriented
Retail Indoor Sales and Services use category rather than the Wholesale and
Equipment Rental use category. This is because the actual activity on the site matches
the description of Sales Oriented Retail Indoor Sales and Services use category. (Ord.
20-01 §1; Ord. 18-28 §1; Ord. 18-23 §2; Ord. 10-15 §1)
18.60.030 Unlisted Uses
A. Purpose. The purpose of these provisions is to establish a procedure for
determining whether certain specific unlisted uses are allowed in a base zone and to
which use category the unlisted use is most similar.
B. Approval process. The Director will make a determination, using the process
provided in Chapter 18.73C, Director Determinations.
C. Approval standards. The Director will make a determination of the most
appropriate use category based on the following:
1. Whether the use is consistent with the intent and purpose of the applicable
base zone;
2. Whether the use is similar to and of the same general type as the use
categories listed in the base zone;
2
Chapter 18.60 Use Categories
3. Whether the use has similar intensity, density, and off-site impacts as the use
categories listed in the base zone, to be evaluated using the criteria provided in
Paragraph 18.60.020.A.2; and
4. Whether the use has similar impacts on the community facilities as the listed
use categories. Community facilities include streets, schools, libraries, hospitals,
parks, police and fire stations, and water, sanitary sewer and storm drainage
systems.
D. Other provisions. The Director will not authorize an omitted or unanticipated use in
a base zone if the use category is specifically listed in another base zone as either an
allowed use, restricted use, or a conditional use. (Ord. 18-23 §2; Ord. 10-15 §1)
18.60.040 Residential Use Category
A. Characteristics:
1. Residential use is the residential occupancy of a dwelling unit by related or
unrelated individuals. The maximum number of residents who may occupy any
given dwelling unit is determined by the state building code.
2. Residential use also includes the occupancy of an institution or facility where
the components of a dwelling unit are shared by residents.
3. Residential occupancy is arranged on a month-to-month basis, at a minimum,
or for longer periods of time.
4. Residential use may include any combination of care, training, or treatment.
B. Accessory uses: Accessory uses may include parking, recreational and social
facilities, dining halls, and home occupations.
C. Examples: Examples include household living, group living, foster homes,
dormitories, fraternities and sororities, monasteries and convents, nursing and
convalescent homes, memory care facilities, group homes for disabled individuals,
residential treatment programs, assisted living facilities, and progressive or continuing
care facilities.
D. Exceptions:
1. Does not include uses meeting the definition of Temporary Shelter,
Commercial Lodging, or Detention Facility, or Medical Center.
2. Does not include dormitories, fraternities, or sororities where accessory to
Collcgc Indoor Sales and Services uses.
3
Chapter 18.60 Use Categories
18.60.050 Civic Use Categories
A. Basic Utilityies.
1. Characteristics: A Basic Utilityies is an ace infrastructure services that need to
must be located in or near where the service is provided. Basic Utility uses
generally do not have employees at the site other than for construction or
maintenance. Service may be public or privately provided.
2. Accessory Uses: Accessory uses commonly found arc may include parking;
control, monitoring, data, or transmission equipment; and shelters.
3. Examples: Examples include water and sewer systems, water towers or
reservoirs, data centers, energy production including solar production as a
standalone use, water quality or flow control facilities, water conveyance
systems, water harvesting or re-use conveyance systems or pump stations,
stormwater facilities or conveyance systems, telephone exchanges, power
substations, and transit stations.
4. Clarifications Exceptions:
a. Utility offices where employees or customers are generally present are
categorized cla-sified as Office.
b. Fleet vehicle storage as a primary use is categorized as Off-Site
Services.
- - A - - - 1 I- .. _ .
c. Public or private passageways, including easements, for the express
purpose of transmitting or transporting electricity, gas, oil, water, sewage,
communication signals, or other similar services on a regional level are
categorized classified as Transportation/-and Utility Corridors.
d. Does not include utilities proposed with or for a specific
development, including solar arrays, which are considered accessory to
the primary use.
B. Cemetery.
1. Characteristics:A Cemetery is a facility for the permanent storage of
human remains.
2. Accessory uses:Accessory uses may include chapels, mortuaries,
offices, maintenance facilities, or parking.
4
Chapter 18.60 Use Categories
All use categories changed to be singular for uniformity.
Clarification added to distinguish from employment sites.
Examples modernized.
Cemetery and Detention Facility moved from "other uses" section, which is
being consolidated into other sections (civic, commercial, or industrial
uses).
C. Detention Facility.
1. Characteristics: A Detention Facility is devoted to the judicially required
detention, incarceration, or supervision of people.
2. Accessory uses:Accessory uses may include offices, recreational or
health facilities, therapy facilities, maintenance facilities, or hobby or
manufacturing facilities.
3. Examples: Examples include prisons,jails, probation centers,juvenile
detention homes, or related post-incarceration.
4. Clarifications:
a. Programs that provide care or training or treatment for psychiatric,
alcohol, or drug problems, where patients are residents of the program,
but where patients are not supervised by public safety personnel, are
categorized as Residential Use.
b. Temporary holding cells within a police station are considered
accessory to a Government Services use.
B. Colleges.
1 . Characteristics: Colleges are institutions of higher education leading to a
A - . - ' A - . - e-- --e- .. . • - '..
. Exceptions:
a. Docs not include private, for profit trade and vocational schools, which
arc classified as Personal Services.
b. Does not include public and private schools at the primary, elementary,
middle, junior high, or high school level that provide state mandated basic
education.
5
Chapter 18.60 Use Categories
Removed use categories that have been absorbed into other new use
categories. Colleges—Day Care are now Indoor Sales and Services.
Emergency Services is either Indoor Sales and Services or Government
Services.
C. Community Services.
1. Characteristics: Community Services uses are public or non profit
A -
-
/ -
-
• _ e. •
-
• -
facilities, clubhouses, picnic shelters, maintenance facilities, and concessions.
3. Examples: Examples include community centers, senior centers, indoor and
parks, playgrounds, picnic areas, and golf courses.
. Exceptions:
a. Does not include uses meeting the definition of Cultural Institutions.
b. Does not include multi use trails, which arc classified as
Transportation/Utility Corridors.
D. Cultural Institutions.
the public.
_ _ 1 _ _ . . _
. Exceptions:
a. Does not include uses meeting the definition of Schools or Colleges.
b. Does not include uses meeting the definition of Community Services.
E. Day Care.
all state requirements.
1 - - • 1 - e - . . _ • -
parking.
6
Chapter 18.60 Use Categories
after school care facilities, and child development centers.
relatives of the children, or by babysitters.
F. Emergency Services.
1. Characteristics: Emergency Services are public safety facilities necessary for
the protection of life and property.
A - - A - - • , • - . .. _
food preparation areas; transmission equipment; and temporary holding cells within
a police station.
communications, and ambulance services.
. Exceptions:
b. Does not include uses meeting the definition of Medical Centers.
D. Government Services.
1. Characteristics: A Government Services use is a government-operated
indoor or outdoor facility that is intended at least in part for use or access by
the public.
2. Accessory uses:Accessory uses may include office, parking, cafés, or
storage.
3. Examples: Examples include parks, libraries, city hall, police or fire
stations, public plazas, or administrative offices for school or fire districts
when designed as a campus.
4. Clarifications:
a. Does not include fleet vehicle parking as a standalone use or fleet
vehicle parking with accessory office, which are categorized as Off-Site
Services.
b. Does not include administrative offices for school or fire districts
located in a single office building or existing buildings, which are
categorized as Office.
Chapter 18.60 Use Categories
New use categories provide additional clarity around government uses that
provide a public service.
E. Railroad Yard.
1. Characteristics: A Railroad Yard contains multiple railroad tracks used
for rail car switching, assembling of trains, or the transshipment of goods
from other transportation modes to or from trains.
2. Accessory uses:Accessory uses may include office, employee
facilities, storage areas, or rail car maintenance or repair facilities.
G. Medical Centers.
1. Characteristics: Medical Centers are facilities providing inpatient, outpatient,
developed in a campus setting or on multiple blocks.
2. Accessory uses: Accessory uses may include diagnostic and treatment
. _ - - -- - e eee --• - -
parking.
3. Examples: Examples include hospitals and medical complexes that include
hospitals.
. Exceptions:
- _ • -- -
or private practice physicians and other allied h Ith care professional; these
medical office buildings are classified as Office.
b. Does not include uses meeting the definition of Emergency Services.
H. Postal Service.
1. Characteristics: Postal Service includes letter, periodical, and package
storage.
storage facilities.
3. Examples: Examples include U.S. Post Offices and parcel package
distribution centers.
8
Chapter 18.60 Use Categories
Railroad Yard moved from "other uses" section, which is being
consolidated into other sections (civic, commercial, or industrial uses).
Removed use categories that have been absorbed into other use
categories. Medical Centers, Postal Service, and Social/Fraternal
Clubs/Lodges are part of Indoor Sales and Services. Schools and Religious
Institutions are now grouped together as a single use category called
Schools and Religious Facilities, since they are regulated similarly by the
code.
I. Religious Institutions.
1. Characteristics: Religious Institutions provide meeting space that is primarily
used for religious worship.
- _ 1 - _ .• . -
temporary use under the provisions of Chapter , Temporary Uses.
3. Examples: Examples include churches, temples, synagogues, and mosques.
J. Schools.
1. Characteristics: Schools include public and private schools at the primary,
elementary, middle, junior high, or high school level that provide state mandated
basic education.
2. Accessory uses: Accessory uses may include play areas, cafeterias,
school daycare.
3. Examples: Examples include public and private daytime schools.
. Exceptions:
a. Does not include preschools, which arc classified as Day Care.
which are classified as Personal Services.
c. Does not include uses meeting the definition of Colleges.
K. Social/Fraternal Clubs/Lodges.
1 . Characteristics: Social/Fraternal Clubs/Lodges are non profit organizations
with social, philanthropic, or recr tional functions and activities.
2. Accessory uses: Accessory uses commonly found arc offices, auditoriums,
temporary use under the provisions of Chapter 18.440, Temporary Uses.
and Masonic Temples.
F. School or Religious Facility.
9
Chapter 18.60 Use Categories
1. Characteristics:A School or Religious Facility is an institution intended
for preschool, K-12 education, or religious purposes.
2. Accessory uses:Accessory uses may include play areas, cafeterias,
recreational or sports facilities, athletic fields, auditoriums, or before- or
after-school daycare.
3. Examples: Examples include public or private daytime schools at the
primary, elementary, middle,junior high, or high-school level that provide
state-mandated basic education; or places of worship.
4. Clarifications: Does not include day cares, trade schools, colleges, or
vocational schools, which are categorized as Indoor Sales and Services.
LG. Temporary Shelter.
1. Characteristics: A Temporary Shelter is operated by a public or non-profit
agency and uscs arc e_ - _ _ . - _ _ _ . e _ e e . __-- _ _ provides mass
shelter or short-term housing where tenancy may be arranged for periods of less
than one month. The use may also provide special counseling, education, or
training of a public, nonprofit, or charitable nature.
2. Accessory uses: Accessory uses may include offices, meeting areas, food
preparation areas, parking, health and therapy areas, day cares uccs, and athletic
facilities.
3. Examples: Examples include homeless shelters and shelters for women and
children.
4. Clarifications Exceptions:
a. Does not include for-profit lodging where tenancy may be arranged for
periods less than one month, which is considered a hotel or motel use and is
categorized classified as Commercial Lodging.
b. Does not include uses meeting the definition of Residential Use.
c. Does not include residential uses meeting the definition of Detention
Facilities
H. Transportation and Utility Corridor.
1. Characteristics:A Transportation and Utility Corridor is a regional
corridor in public or private ownership, including easements, dedicated for
the express use of rail lines; multi-use trails; above-grade or underground
Zo
Chapter 18.60 Use Categories
Transportation and Utility Corridor and Wireless Communications Facility
moved from "other uses" section, which is being consolidated into other
sections (civic, commercial, or industrial uses).
power or communication lines; water, sewer, or storm sewer lines; or similar
services.
2. Accessory uses: Accessory uses may include trailhead improvements
such as public restrooms or parking lots.
3. Examples: Examples include rail trunk or feeder lines; multi-use trails;
regional electrical transmission lines; or regional_gas stormwater or sewage
main petroleum pipelines.
4. Clarifications:
a. Railroad lead or spur lines for deliver _of rail cars to sites or for
unloading of rail cars on specific sites are considered accessory to the
primary use of the site.
b. Does not include railroad switch yards as a primary use, which are
categorized as Railroad Yard.
c. Transportation and Utility Corridors contained within motor vehicle
rights-of-way are not included.
d. Utility offices where employees or customers are generally present
are categorized as Office.
L Wireless Communications Facility.
1. Characteristics:A Wireless Communication Facility includes all devices,
equipment, machinery, structures, or supporting elements necessary to
produce electromagnetic radiation to produce a discrete wireless signal or
message. Towers may be self-supporting, guyed, or mounted on poles or
buildings.
2. Accessory uses: Accessory uses may include related ancillary
equipment structures.
3. Examples: Examples include television or AM/FM radio transmission
towers, microwave relay stations, or cellular communications equipment.
4. Clarifications:
a. Does not include transmission facilities that are part of the public
safety network, which are categorized as Basic Utility.
b. Does not include amateur(ham) radio antennas or towers.
11
Chapter 18.60 Use Categories
c. Does not include radio or television studios, which are categorized
as Office.
18.60.060 Commercial Use Categories
A. Adult Entertainment.
1. Characteristics: Adult Entertainment includes uses characterized or
distinguished by an emphasis on matters depicting specified sexual activities or
anatomical areas.
2. Accessory uses: Accessory uses commonly found may include parking.
3. Examples: Examples include adult motion picture theaters, adult book stores,
and topless, bottomless, and nude taverns and dance halls.
B. Animal Related Commercial.
1. Characteristics: Animal Related Commercial uses arc those engaged in
not be part of the use.
- et _ 1 _ _ e-- --e- e. •. -
space, and storage space.
overnight boarding facilities.
. Exceptions:
Sales Oriented Retail.
b. Does not include animal grooming, which is classified as Personal
Services or Repair Oriented Retail.
c. Does not include veterinary clinics, which are classified as Office.
d. Overnight boarding facilities for household pets when these facilities and
a building, arc classificd as Personal Services.
C. Bulk Sales.
1. Characteristics: Establishments engaging in the sales, leasing, and rental of
bulky items requiring extensive interior space for display.
12
Chapter 18.60 Use Categories
Removed use categories that have been absorbed into new use categories.
Animal-Related Commercial and Bulk Sales are now Indoor Sales and
Services.
2. Accessory uses: Accessory uses commonly found include parking, office
space, and storage space.
3. Examples: Examples include furniture, large appliances, and home
improvement.
. Exceptions:
a. Docs not includc uses mccting the definition of Outdoor Sales.
b. Does not include Motor Vehicle Sales/Rental.
DB. Commercial Lodging.
1. Characteristics: Commercial Lodging includes provides for-profit shelter
residential facilities where tenancy is typically less than one month.
2. Accessory uses: Accessory uses may include commonly found are parking,
restaurants and bars, meeting and convention facilities, and recreational facilities
for guests such as pools and gym.
3. Examples: Examples include hotels, motels, short-term rentals, rooming
houses, and bed-and-breakfast establishments.
/1. Exceptions: Does not include uses mccting the definition of Residential Use
or Temporary Shelter.
E. Custom Arts and Crafts.
1. Characteristics: Establishments engaged in the on-site manufacture and sale of
produced without the use of a mechanized assembly line or large-scale machinery.
supported by a small number of assistants.
- - . - - • - . . . . -
facilities, parking, office space, and storage space.
portable materials.
F. Eating and Drinking Establishments.
13
Chapter 18.60 Use Categories
Removed use categories that have been absorbed into new use categories.
Custom Arts and Crafts and Indoor Entertainment are now Indoor Sales
and Services.
of prepared food and beverages for consumption on site or take away.
2. Accessory uses: Accessory uses commonly found are parking and outdoor seating
areas.
3. Examples: Examples include restaurants, delicatessens, retail bakeries, taverns,
brew pubs, and espresso bars.
A .
• ■. - - • - e - - -
G. Indoor Entertainment.
1. Characteristics: Indoor Entertainment consists of for profit facilities providing active
recreational uses of a primarily indoor nature.
e : Accessory uses commonly found include parking, offices, limited
retail, and concessions.
-- - - -- - - ---
and movie th ters.
I • ■. .. •. _ ..__ • •_ e- •.• •.. e . .or Cultural Institutions.
C. Indoor Sales and Services.
1. Characteristics: An Indoor Sales and Services use operates primarily
indoors and provides the sale, lease, rental, or repair of products for the
general public; or provides personal services or entertainment.
a. Sales-oriented: Sale, lease, or rental of consumer, home, or
business goods.
b. Repair-oriented: On-site repair of consumer or home goods.
c. Personal service-oriented: Services to the general public.
d. Entertainment-oriented: Leisure activities or cultural activities.
2. Accessory uses: Accessory uses may include offices, storage of goods,
parking, some limited accessory outdoor sales or activity area, or temporary
outdoor activities subject to regulation in Chapter 18.440, Temporary Uses.
14
Chapter 18.60 Use Categories
New use category allows a wide range of existing commercial activity to be
regulated under one umbrella use category. This simplifies the application
of the code and reduces the number of times a new business location is
considered a "change in use" that necessitate land use review.
3. Examples:
a. Sales-oriented: Examples include retail stores selling, leasing, or
renting goods such as bicycles, clothing, electronic equipment,
furniture, groceries, hardware, home improvements, plants, household
products, pets, or pharmaceuticals.
b. Repair-oriented: Examples include on-site repair of goods such as
TVs, bicycles, clocks, shoes, guns, appliances, or office equipment;
photo or laundry drop off; indoor consumer-oriented recycling drop-off;
tailor; locksmith; or upholsterer.
c. Personal service-oriented: Examples include banks, day cares,
hospitals, postal service, tutoring or vocational school, or pet boarding.
d. Entertainment-oriented: Examples include restaurants or bars; food
cart pods; bowling alleys, ice rinks, indoor community centers, senior
centers, or game arcades; dance, martial arts, or music classes;
museums or galleries; lodges or fraternal/social clubs; indoor firing
ranges; or theaters, health clubs, or gyms.
4. Clarifications:
a. Sales, rental, and repair activity associated with motor vehicles is
categorized as Mobility Hub, Motor Vehicle Fuel Sales, Motor Vehicle
Sales and Rental, or Motor Vehicle Servicing.
b. Sale and rental activity intended primarily for commercial,
institutional, or industrial users, rather than for the general public, is
categorized as Wholesale and Equipment Rental.
c. Uses that primarily provide space to store products, with limited if
any commercial activity on site, are categorized as Warehouse and
Distribution.
d. The repair of large-scale machinery for businesses is categorized as
Industrial and Manufacturing.
e. Entertainment uses with primarily outdoor activity are categorized
as Outdoor Sales and Services.
f. Veterinary or medical offices outside of a campus setting, such as
hospitals, are categorized as Office.
HD. Major Event Entertainment.
15
Chapter 18.60 Use Categories
1. Characteristics: Major Event Entertainment is facilities are uses characterized
by activities and structures that draw large numbers of people to specific events or
shows. Activities are generally of a spectator nature.
2. Accessory uses: Accessory uses commonly found may include parking,
maintenance facilities, and concessions.
3. Examples: Examples include auditoriums, stadiums, convention centers, and
race tracks.
4. Exceptions Clarifications: Does not include smaller-scale, primarily
indoor uses, which are categorized as Indoor Sales and Services.
a. Docs not include uses meeting the definition of Cultural Institutions.
b. Does not include movie theaters or playhouses, which are classified as
Indoor Entertainment.
E. Mobility Hub.
1. Characteristics: A Mobility Hub provides charging stations for electric
transportation as a primary use and may include other on-site services
including, but not limited to, last-mile drop-off for e-commerce delivery and
transit stops.
2. Accessory uses: Accessory uses may include parking, offices, storage
space, convenience stores, e-commerce package drop-off, and transit stops.
3. Examples: Examples include e-bike or e-scooter rental; or electric
charging stations for cars, trucks, scooters, or bikes.
4. Clarifications:
a. Does not include electric vehicle charging stations that are
accessory to an allowed use in an off-street parking area.
b. Locations involved in the sale of petroleum or diesel fuels are
categorized as Motor Vehicle Fuel Sales.
F. Motor Vehicle Fuel Sales.
1. Characteristics: Motor Vehicle Fuel Sales include establishments that
provide the sale of petroleum-based, natural gas, or hydrogen fuels for cars,
motorcycles, trucks, recreational vehicles, or boats as a standalone primary
use.
16
Chapter 18.60 Use Categories
New use category anticipates new facilities similar to gas stations but
focused on electric vehicle charging and active transportation and with
some accessory uses that promote climate resilience.
Motor Vehicle Fuel Sales renamed from Vehicle Fuel Sales so that it is
grouped alphabetically with other motor vehicle uses.
2. Accessory uses: Accessory uses may include parking, office space, and
storage space.
3. Examples: Examples include gas stations, hydrogen fueling stations,
and natural gas fueling stations.
4. Clarifications: Does not include electric vehicle charging stations, which
are either an accessory use or are categorized as a Mobility Hub use.
1G. Motor Vehicle Sales/ and Rental.
1. Characteristics: Motor Vehicle Sales/ and Rental includes land uses
involveds +n the sale, lease, or rental of cars, motorcycles, light and heavy trucks,
mobile homes, boats, and recreational vehicles.
2. Accessory uses: Accessory uses commonly found may include parking, auto
repair and maintenance facilities, office space, and storage space.
3. Examples: Examples include auto dealerships, used car lots, and car rental
facilities.
4. Clarifications:
a. Does not include the sale or rental of small rafts, kayaks, canoes, or
similar scale boats sold in a retail environment, which are categorized as
Indoor Sales and Services.
b. Does not include the rental of boats or vehicles for on-site
entertainment such as whitewater centers or go-kart racetracks, which is
categorized as Indoor or Outdoor Sales and Services.
JH. Motor Vehicle Servicing Servicing/Repair.
1. Characteristics: Motor Vehicle Servicing/Repair includes is a freestanding
vehicle servicing and repair establishments not accessory to new vehicle sales.
2. Accessory uses: Accessory uses commonly found may include parking, office
space, and storage space.
3. Examples: Examples include general service stations, quick oil-change
facilities, car washes, and body shops.
KI. Non-Accessory Parking.
1. Characteristics: Non-Accessory Parking is any public or private parking that is
not accessory to a primary use. A fee may or may not be charged. A facility that
17
Chapter 18.60 Use Categories
provides both accessory parking for a specific use and regular fee parking for
people not connected to the use is also categorized classified as Non-Accessory
Parking.
2. Accessory uses: Accessory uses commonly found may include a ticket booth
to collect fees and house security personnel.
3. Examples: Examples include public and private structures and surface
parking lots, freestanding fleet vehicle parking, commercial district shared parking
and transit park-and-ride lots.
4. Clarifications Exceptions:
a. Parking facilities accessory to a usebut that charge or allow the public to
park for occasional events nearby, are not categorized classified as Non-
Accessory Parking.
b. Does not include overnight parking of fleet vehicles, which is
categorized as Off-Site Services.
hJ. Office.
1. Characteristics: An Office is characterized by activities that generally
focus on business, professional, medical, or financial services. Offices are
typically characterized by a professional or_group of professionals assisted
by support staff. e ' - - - _ - - ' e e . . '.' - _ e . e -
office setting that-focus on the provision of goods and services, usually by
.. . ..-. . . - .. " -:• -
uses may include activities that, while conducted in an officc likc setting, arc loss
consumer oriented and focus on the support of off site service personnel or in the
. -e e e e 1 I -•• •-• - .• e - - e. . . . e . 'e-
professionals assisted by support staff.
2. Accessory uses: Accessory uses may include commonly found arc
employee amenity spaces such as fitness facilities or cafeterias, parking, and
storage facilities.
3. Examples: Examples include medical, dental, veterinarian, laboratories or
research and development facilities; financial services; branch or training
offices; _government offices not providing in-person service to the public;
blood collection centers; professional offices for attorneys, architects,
engineers, stockbrokers, insurance brokers, or other consultants;
headquarters offices; or radio or television studios. e e . - ----. _ - ;
18
Chapter 18.60 Use Categories
Office characteristics simplified and accessory uses updated to include
employee amenities.
medical, dental, and veterinary clinics and laboratories; blood collection centers;
professional offices for attorneys, architects, engineers, stockbrokers, insurance
television studios; administrative offices for painting, building, and landscaping
contractors; and software development firms.
4. Clarifications Exceptions:
a. Offices that are part of and are located within a firm an establishment in
another use category are considered accessory to the firm's the
establishment's primary activity.
b. Hospitals are categorized as Indoor Sales and Services. Contractors
catcgory if equipment and materials are incidental to the office use and their
storage does not constitute 50 percent or more of occupied space; otherwise,
they are classified as Industrial Services.
c. Government offices intended to provide in-person services to the
public are categorized as Government Services.
M. Outdoor Entertainment.
1. Characteristics: Outdoor Entertainment consists of for profit facilities providing
active recrgational uses primarily in an out of doors setting.
1 - _ . _ _ _ . . . e. • '
clubhouses, and concessions.
ranges.
N. Outdoor Sales.
1. Characteristics: Outdoor Sales are sales oriented establishments requiring
extensive outdoor or only partially enclosed display or storage. Thcsc uses may be
space.
. Exceptions:
19
Chapter 18.60 Use Categories
Removed use categories that have been absorbed into new use categories.
Outdoor Entertainment and Outdoor Sales are now Outdoor Sales and
Services.
alaiocs, not includc Motor Vehicle Salcs/Rental and Vehicle Fuel Sales.
e. ■. ■ . . ..
■. . e. eee _
Chapter 18.4/10, Temporary Uses.
d. Does not include limited outdoor or partially enclosed display or storage areas that
improvement supplics.
K. Outdoor Sales and Services.
1. Characteristics: An Outdoor Sales and Services use operates primarily
outdoors and provides the sale, lease or rental of products for the general
public; or provides personal services or entertainment.
a. Sales-oriented: Sale, lease, or rental of consumer, home, or
business goods.
b. Repair-oriented: On-site repair of consumer or home goods.
c. Personal service-oriented: Services to the _general public.
d. Entertainment-oriented: Leisure activities or cultural activities.
2. Accessory uses:Accessory uses may include offices, storage of goods,
parking, or some limited indoor sales or activity area.
3. Examples:
a. Sales-oriented: Examples include lumber yards and plant nurseries.
b. Repair-oriented: Examples include outdoor consumer-oriented
recycling drop-off.
c. Personal service-oriented: Examples include outdoor kennels for
animal boarding.
d. Entertainment-oriented: Examples include outdoor firing ranges,
golf courses, go-kart facilities, theme parks, or community centers with
significant outdoor activity such as swimming pools or mini golf.
4. Clarifications:
20
Chapter 18.60 Use Categories
a. Does not include the sale, lease, or rental of products to industrial
or commercial users, which is categorized as Wholesale and Equipment
Rental.
b. Does not include limited outdoor or partially-enclosed display or
storage areas that are clearly incidental and accessory to retail uses
selling hardware and home improvement supplies, which are considered
an accessory use to Indoor Sales and Services.
c. Indoor entertainment providers with some limited outdoor activities
are categorized as Indoor Sales and Services.
0. Personal Services.
the provision of consumer services in a manner typically necessitating no more than
one consumer visit per service transaction.
- e - A - e - . . _ e.
and storage space.
. Exceptions:
a. Does not include Office.
b. Does not include Repair Oriented Retail.
■._ •. . k.1. e - ,. .-e " -e.. - - -
P. Repair Oriented Retail.
1. Characteristics: Repair Oriented Retail are establishments providing product repair
necessitate two or more consumer visits per service transaction.
2. Accessory uses: Accessory uses commonly found include parking, office space,
workshop space, and storage.
21
Chapter 18.60 Use Categories
Removed use categories that have been absorbed into new use categories.
Personal Services, Repair-Oriented Retail, and Sales-Oriented Retail are
now Indoor Sales and Services.
locksmiths, upholsterers,
doggy daycare.
/1. Exceptions: Does not include Motor Vehicle Servicing/Repair.
Q. Sales Oriented Retail.
1. Characteristics: Sales Oriented Retail firms are involved in the sale, leasing, and
rental of new or used products to the general public.
2. Accessory uses: Accessory uses commonly found include parking, office space,
Temporary Uses.
3. Examples: Examples include art, art supplies, bicycles, clothing, dry goods,
- -- - , :• - . - , - • printed materials, stationery, and printed and
electronic media.
. Exceptions:
a. Does not include uses meeting the definition of Bulk Sales.
b. Does not include uses meeting the definition of Outdoor Sales.
67-13ees not include Motor Vehicle Sam/Rental and Vehicle Fuel Sales.
RL. Self-Service Storage.
1. Characteristics: Self-Service Storage provides Commercial operations that
provide rental of storage space to individuals or business uses. The storage ar as
Storage spaces are designed to allow private access by the tenant for storing or
removing personal property.
2. Accessory uses: Accessory uses commonly found may include parking and
office space.
3. Examples: Examples include single-story and multi-story facilities that provide
individual storage areas for rent, often called mini-warehouses or self-storage
facilities; and the storage of boats and recreational vehicles.
4. Clarifications Exceptions:
22
Chapter 18.60 Use Categories
a. Does not include uses that primarily provide space to store
products for future sales or distribution, which are categorized as
Warehouse and Distribution se- _ - . _ _ ,'-e _ _ .e-
companies
_-
companies where there is no individual storage or where employees are
primary movers of the goods to be stored. Such uses are classified as
Warehouse/Freight Movement.
b. Does not include fleet storage, which is categorized as Off-Site
Services. !e- _ - .e _ . _- _ -- - ,
.. A - - -- - e -. . e a. .
classified as Motor Vehicle Sales/Rental.
S. Vehicle Fuel Sales.
1. Characteristics: Vehicle Fuel Sales includes establishments engaging in the sale of
vehicles, and boats.
2. Accessory uses: Accessory uses commonly found include parking, office space,
and storage space.
3. Examples: Examples include gas stations and electric vehicle charging stations.
/1. Exceptions: Does not include electric vehicle charging stations that are accessory
d-an --a-n--off street parking area.
18.60.070 Industrial Use Categories
A. Industrial and Manufacturing.
1. Characteristics: Industrial and Manufacturing engages in the
mechanical, physical, or chemical transformation of materials, substances,
or components into new products, usually requiring the use of machinery.
This includes assembling component parts of manufactured products. The
new product of a manufacturing establishment may be finished in the sense
that it is for utilization or consumption, or it may be semi-finished to become
an input for further manufacturing. Industrial and Manufacturing uses
involve some amount of physical or characteristic change to materials
necessary to make them suitable for sale.
2. Accessory uses:Accessory uses may include parking, office, storage,
or maintenance facilities.
23
Chapter 18.60 Use Categories
Industrial use categories have been greatly simplified as existing number
of use categories has generated a great deal of confusion. Industrial and
Manufacturing, Off-Site Services, Warehouse and Distribution, Waste-
Related Facility, and Wholesale and Equipment Rental are the essential
industrial use categories. Clarification has been added to each use
category to aid in applying more strict industrial use standards going
forward.
3. Examples: Examples include additive, advanced, or contract
manufacturing; make to stock, make to order, or make to assemble
manufacturing; discrete, process, mixed mode,job shop, or repetitive
manufacturing; production of metals or metal products including enameling
or galvanizing; production of cars, trucks, recreational vehicles; indoor
agriculture; food processing; breweries, distilleries, or wineries; production
of apparel or textiles; woodworking including cabinet makers; production or
manipulation of chemical, rubber, leather, clay, bone, plastic, stone, or glass
materials; manufacturing or production of machinery; large-scale recycling
centers; the manufacturing or assembly of small-scale machinery,
appliances, computers, or other electronic equipment; manufacturing,
assembly, bottling of pharmaceuticals; manufacturing of scientific or
musical instruments; production of toys or precision goods; sign-making; or
commercial kitchens.
4. Clarifications:
a. Does not include energy production from the biological
decomposition of organic materials, which is categorized as Waste-
Related Facility.
b. Does not include storage or distribution of products involving no
physical change to materials, packaging of previously prepared
commercial products, or storage or distribution for e-commerce, which
are categorized as Warehouse and Distribution.
c. Does not include breaking bulk for commercial, institutional, or
industrial users, which is categorized as Wholesale and Equipment
Rental.
d. Does not include uses meeting the definition of Basic Utility.
e. Does not include the use of a kiln or other machinery that is
accessory to a public-facing arts use, which is categorized as Indoor
Sales and Services.
B. Off-Site Services.
1. Characteristics: An Off-Site Services use primarily provides services at
a client's location or a third-party site. The site is primarily used for parking
of company or employee vehicles, equipment, or some accessory office. Few
customers, especially the general public, come to the site.
2. Accessory uses:Accessory uses may include office, parking, or
warehouse or storage space.
24
Chapter 18.60 Use Categories
3. Examples: Examples include exterminators; freestanding fleet vehicle
parking or fleet parking as a primary use;janitorial services; trade
contractors; mobile pet grooming; mobile auto services; or off-site
windshield repair.
A. General Industrial.
1. Characteristics: General Industrial includes the manufacturing, processing, and
2. Accessory uses: Accessory uses commonly include parking, office, and storage
space.
of chemical, rubber, leather, clay, bone, plastic, stone or glass materials or
products; manufacturing and production of large-scale machinery.
. Exceptions:
a. Docs not include uses meeting the definition of Custom Arts and Crafts.
b. Does not include the manufacture and production of goods from the
composting of organic material, which is classified as Waste Related.
B—Heavy Industrial.
1 . Characteristics: Hea nd -.trial includes the manufacturing, processing, and
portion of activities and storage may be undertaken outdoors with resulting noise,
2. Accessory uses: Accessory uses may include parking, office, storage, and
maintenance facilities.
asphalt mixing; production of metals or metal products including enameling and
a .
■. .
o€-organic materiat. uch uses are classified as Waste Related.
C. Industrial Services.
25
Chapter 18.60 Use Categories
e. ._ ._ • . ._r •_ • ee . ee . ••
public, come to the site.
2. Accessory uses: Accessory uses may include offices, parking, storage, loading
docks, and railroad lead and spur lines to allow the loading and unloading of rail
cars.
3. Examples: Examples include welding shops; machine shops; repair shops for
tools, scientific/professional instruments, and motors; sales, repair, storage,
vehicle storage; auto and truck salvage and wrecking; heavy truck servicing and
cicctrical contractors; printing, publishing, and lithography; exterminators; janitorial
/1. Exceptions: Contractors and others who perform services off site are included
50 percent or more of occupied space and fabrication or similar work is not carried
out at the site.
D. Light Industrial.
1 . Characteristics: Light Industrial includes the production, processing,
assembling, packaging, or tr tment of finished products from previously prepared
materials or components. All activities and storage are contained within buildings.
2. Accessory uses: Acce.. ory uses commonly include parking, office, and
storage space.
machinery, appliances, computers, and other electronic equipment;
precision goods; sign making; and catering facilities.
• ■_ _ • • _ • .
Crafts.
E. Railroad Yards.
26
Chapter 18.60 Use Categories
1. Characteristics: Railroad Yards are areas that contain multiple railroad tracks
2. Accessory uses: Accessory uses may include offices, employee facilities,
storage areas, and rail car maintenance and repair facilities.
F. Research and Development.
of uses including office, research laboratories, and prototype manufacturing.
2. Accessory Uses: Accec'sory uses may include parking, storage, and employee
facilities.
3. Exceptions: If manufacturing is not present, it is classified as Office.
GC. Warehouse and Distribution/Freight Movement.
1. Characteristics: Warehouse and Distribution uses /Freight Movement
includes uses involved in the storage and movement of store and move large
quantities of materials or products for themselves or other establishments firms
with limited to no other activity on site except for accessory office. Goods are
generally delivered to other firms for the final consumer, except for some will call
••e e: e - see -: The use is usually associated with
significant truck and rail traffic. There may be some repackaging of products
but no physical change to materials occurs on site. There is little on-site sales
2. Accessory uses: Accessory uses may include offices, parking, staging areas,
fleet truck parking and maintenance area, storage, docks, rail spur or lead lines,
and the repackaging of goods.
3. Examples: Examples include freestanding warehouses associated with e-
commerce, retail furnitureL or appliance outlets; household moving and general
freight storage; cold storage plants/frozen food lockers; weapon and ammunition
storage; ••.'e •e - _ - _• _ _ _ . - ; and truck, marine and air freight
terminals; e- - ; e - e e - • e e - e, e e. e . , e
4. Clarifications:
a. Uses that involve the transfer or storage of solid or liquid wastes are
categorized as Waste-Related Facility.
27
Chapter 18.60 Use Categories
b. Does not include storage or transport of materials that are
accessory to a primary use.
c. Does not include uses where some physical change to materials
occurs on site to create a saleable unit. Such uses, regardless of the
amount of warehouse or storage space associated with the use, are
categorized as Industrial and Manufacturing.
#D. Waste-Related Facility.
1. Characteristics: A Waste-Related Facility uses are characterized as uscs
that receives solid or liquid wastes from others for disposal onsite or for transfer to
another location;L uses that collects sanitary wastes;Ler uses that manufactures er
and produces goods from the biological decomposition of organic material-2:
Waste Related uses also include uses that and receives hazardous wastes from
others and areis subject to state regulations regarding hazardous waste
management.
2. Accessory uses: Accessory uses may include parking, recycling of materials,
offices, and repacking and transshipment of by-products.
3. Examples: Examples include recycling/garbage transfer stations; landfills;
waste composting, energy recovery, portable sanitary equipment storage and
pumping, and sewage treatment plants.
4. Clarifications Exceptions:
a. Infrastructure services that must be located in or near the area where the
service is provided in order to function are categorized classified as Basic
Utilitiesy uses. Examples include sewer pipes that serve a development or
water re-use pipes and tanks, pump stations, and collection stations necessary
for the water re-use that serve a development or institution.
b. The disposal of clean fill, as defined in OAR 340-093-0030, is not
categorized classified as Waste-Related Facility.
c. Does not include consumer recycling or bottle drop centers, which
are considered as accessory to a primary use, categorized as Indoor
Sales and Services when standalone and indoors, or Outdoor Sales and
Services when standalone and outdoors.
IE. Wholesale and Equipment Rental.
1. Characteristics: Wholesale and Equipment Rental is characterized by the
sale, leasing, or rental of equipment or products primarily intended for industrial,
institutional, or commercial users. The use emphasizes on-site sales or order
28
Chapter 18.60 Use Categories
taking, and often includes display areas. The uses may or may not be open to the
general public, but sales to the general public are limited as a result of the way in
which the firm operates. Products may be picked up on site or delivered to the
customer.
2. Accessory uses: Accessory uses may include offices product repair;z
warehouses;L stockpiling of sand, gravel, drywall, construction materials,
bark dust, lumber, or other aggregate or landscaping materials; parking,,: and
the repackaging of goods primarily for commercial, institutional, or industrial
users.
3. Examples: Examples include the sale or rental of machinery, equipment,
building materials, special trade tools, welding supplies, machine parts, electrical
supplies, janitorial supplies, restaurant equipment, and store fixtures; mail order
houses; and wholesalers of food, clothing, auto parts, and building hardware.
4. Clarifications Exceptions:
a. Firms Establishments that engage primarily in sales to the general public
are categorized classified as _. - e •-- -: _- : : . _- - Indoor Sales
and Service.
b. Firms Establishments that are primarily storing goods with little on-site
salesbusiness activity are categorized classified as Warehouse and
Distribution/Freight Movement.
c. Establishments that engage primarily in storage and sale of products
for e-commerce are categorized as Warehouse and Distribution.
A. Cemeteries.
1. Characteristics: Cemeteries are facilities for the permanent storage of human
remains.
- _ 1 - e , . - . . . __ _ e -
maintenance facilities, and parking.
B. Detention Facilities.
1. Characteristics: Detention Facilities are uses devoted to the judicially required
detention, incarceration, or supervision of people.
29
Chapter 18.60 Use Categories
"Other Use Categories" section has been eliminated so that all use
categories fit within Civic, Commercial, or Industrial uses.
2. Accessory uses: Accessory uses include offices, recreational and health
facilities.
detention homes, and related post incarceration and half way houses.
/1. Exceptions: Programs that provide care and training or treatment for
psychiatric, alcohol, or drug problems, where patients are residents of the program,
but where patients are not supervised by public safety personnel, are classified as
Residential Use or Medical Center.
C. Heliports.
1. Characteristics: Heliports arc public or private facilities designed for tho
landing, departure, storage, and fueling of helicopters.
- - : A - e - - - - • - - -
and fueling facilities.
D. Mining.
2. Accessory uses: Accessory uses may include office, parking, storage, sorting,
3. Examples: Examples include dredging or mining for sand or gravel, quarrying,
and oil, gas, or geothermal drilling.
E. Transportation/Utility Corridors.
1. Characteristics: Transportation/Utility Corridors are regional corridors in public
lines; multi use trails; above grade or underground power or communication lines;
water, sewer, and storm sewer lines; or similar services.
2. Accessory uses: Accessory uses commonly found include trailhead
3. Examples: Examples include rail trunk and feeder lines; multi use trails;
. Exceptions:
30
Chapter 18.60 Use Categories
a. Railroad I d and spur lines for delivery of rail cars to sites or for
unloading of rail cars on specific sites are classified as accec'sory to the
primary use of the site.
b. Transportation/Utility Corridors contained within motor vehicle rights of
way are not included
c. Does not include Railroad Yards.
1. Characteristics: Wireless Communication Facilities includes all devices,
electromagnetic radiation to produce a discrete wireless signal or message. Towers
may be self supporting, guyed, or mounted on poles or buildings.
equipment structures.
3. Examples: Examples include television and AM/FM radio transmission towers,
microwave relay stations, and cellular communications equipment.
. Exceptions:
a Docs not include transmission facilities that are part of the public safety
network, which are classified as Basic Utilities or Emergency Services.
b. Does not include amateur (ham) radio antennas or towers.
c. Does not include radio and television studios, which are classified as
Office.
31
Chapter 18.60 Use Categories
Chapter 18.120
COMMERCIAL ZONES
18.120.010 Purpose
The purpose of this chapter is to implement the goals and policies of the comprehensive
plan related to land use planning and economic development by:
A. Ensuring that a full range of goods,and services, and employment opportunities
are available throughout the city so that residents can fulfill all or most of their needs
within easy driving distance and, ideally, within easy walking and or biking distance of
their homes;
B. Ensuring that a full range of economic activities and job opportunities are available
throughout the city; and
C. Prioritizing sustainability and resilience by reducing distance between
services, employment, and residences and by incentivizin_q sustainable
development. Minimizing the potential adverse impacts of commercial uses on
commercial zone.
18.120.020 List of Base Zones
A. C N: Neighborhood Commercial zone. The C N zonc is dcsigncd to provide
that can be sustained in a limited trade area. Such uses include convenience markets,
.. _ .
uses with drive through services, are allowed conditionally.
B. C C: Community Commercial zone. The C C zone is designed to provide
—.ease eee1 . _r _ • ... a _ ... _ a• _
typically range in size from 30,000 100,000 square feet on sites ranging from 2 to 8
a- .. _ ..
services, are allowed conditionally.
1
Chapter 18.120 Commercial Zone Use Standards
Purpose statements updated to reflect updated policies set through the
Tigard MADE project.
Commercial zones consolidated for simplicity.
GA. C-G: General Commercial COM: Commercial zone. The G-G COM zone is
designed to accommodate a full range of retail, office, and civic uses with a citywide and
even regional trade area. Except where nonconforming, residential uses are limited to
mixed-use developments. A •_ - -e- e _ - , - __ _ e. _ •• _ e -e
heliports, medical centers, major event entertainment, and gasoline stations, are
allowed conditionally.
D. C P: Professional/Administrative Commercial zone. The C P zone is designed to
example convenience retail, personal services, and restaurantcOn-clese proximity to
institutions, and utilities are allowed conditionally. Developments in the C P zone arc
intended to serve as a buffer between residential areas and more intensive commercial
and industrial areas.
EB. MU-CBD: Mixed-Use Central Business District zone. The MU-CBD zone is
designed to provide a pedestrian-friendly urban village in downtown Tigard. A wide
variety of commercial, civic, employment, mixed-use, apartments, and rowhouses are
allowed.
FC. MUE: Mixed-Use Employment zone. The MUE zone is designed to
accommodate a wide range of small- to medium-format employment uses,
including commercial and low-impact industrial uses. Residential uses are
allowed only where employment activity is a primary use. uses including major
apartments.
G. MUE 1 and MUE 2: Mixed Use Employment 1 and 2 zone. The MUE 1 and 2
support uses are allowed but are limited, and residential uses are allowed that are
_ •.. _. . . - __. .. _. - .._ . . . .- . . .. .
. - - L A • - • - - -
HD. MUC: Mixed-Use Commercial zone. The MUC zone is designed to allow a
range of commercial activity, mixed-use development, and standalone residential
uses. It is intended to encourage pedestrian activity, attractive transit options,
and urban gathering spaces. includes land around the Washington Square Mall and
land immediately west of Highway 217. Primary uses allowed include office buildings,
retail, and service uses. Also allowed are mixed use developments and housing at
. .
under, behind, or to the sides of buildings.
2
Chapter 18.120 Commercial Zone Use Standards
I. MUC 1: Mixed Use Commercial 1 zone. The MUC 1 zone, which is designed to
apply to that portion of Bridgcport Village (formerly known as the Durham Quarry site)
within the City of Tigard, is a mixed use commercial zone bounded by 72ad Avenue,
Findlay Street, and the Tigard, Tualatin and Durham city limits. This site is the subject of
development review and permit services for the site. This zone is intended to mirror the
City of Tualatin's Mixed Use Commercial Overlay District in Tualatin Development
Code, Chapter 57. It permits a wide range of uses including commercial lodging,
general retail, offices, and housing. Additional uses, including but not limited to major
JE. MUR-1 and MUR 2: Mixed-Use Residential 1-and 2 zone. The MUR-1 and MUR-
2 zones are is designed for to apply to predominantly residential areas where mixed-
uses are allowed when compatible with supportive of the residential use. A high
density (MUR 1) and moderate density (MUR 2) designation is available within tho
MUR zone.
14F. TMU: Triangle Mixed-Use zone. -- k,4 _ e•- . :: - _ --e . -e .. . . • -
.e.
and Interstate 5. The TMU zone is intended to be an active, urban, multimodal, and
mixed-use district that accommodates a variety of housing options and uses, promotes
pedestrian-oriented development, and limits new auto-oriented development.
18.120.030 Land Use Standards
A. General provisions. A list of allowed, restricted, conditional, and prohibited uses in
commercial zones is provided in Table 18.120.1, except for uses in the MU-CBD zone,
which are provided in Chapter 18.650, Tigard Downtown Plan District; in the TMU
zone, which are provided in Chapter , Tigard Triangle Plan District; and in the
Washington Square Regional Center Plan District, which are provided in Chapter
18.670, Washington Square Regional Center Plan District. If a use category is not
listed, see Section 18.60.030.
1. Allowed (A). Uses that are allowed, subject to all of the applicable provisions
of this title.
2. Restricted (R). Uses that are subject to allowed provided they are in
compliance with special requirements, exceptions, or restrictions provided in
Subsections 18.120.030.D-G. Use restrictions maybe modified through an
adjustment application as provided in Chapter 18.715, Adjustments or
Chapter 18.770, Planned Developments.
3. Conditional (C). Uses that require the approval of the Hearings Officer using
discretionary criteria. The approval process and criteria are provided in
Chapter 18.740, Conditional Uses.
3
Chapter 18.120 Commercial Zone Use Standards
4. Prohibited (P). Uses that are not allowed under any circumstance.
B. Additional standards or restrictions may apply in plan districts.
B. Use restrictions. All allowed, restricted, and conditional uses in the C N and C C
zones are subject to additional land use restrictions in Section 18.120.040.
C. Development standards. The standards for residential development in commercial
zones are located in the applicable housing type chapter in 18.200 Residential
Development Standards. The standards for nonresidential development in commercial
zones—including mixed-use development with or without a residcntial componcnt are
located in Chapter 18.320, Commercial Zone Development Standards, and the
applicable plan district chapter, if any.
Table 18.120.1
Commercial Zone Use Standards
Use Categories COM MUC MUE MUR
Residential Use Category
Residential Use R A R A
Civic Use Categories
Basic Utility R/C R/C R/C R/C
Cemetery P P P P
Detention Facility P P P P
Government Services A A A A
Railroad Yard P P P P
School or Religious Facility C C C C
Temporary Shelter C C C C
Transportation and Utility A A A A
Corridor
Wireless Communications R R R R
Facility
Commercial Use Categories
Adult Entertainment C P P P
Commercial Lodging A A A A
Indoor Sales and Services R R R R
Major Event Entertainment A C P P
Mobility Hub A R R C
Motor Vehicle Fuel Sales A P P P
4
Chapter 18.120 Commercial Zone Use Standards
All uses listed as "R" in the table include descriptions of their restrictions
after the table.
Residential allowed as mixed-use development or standalone residential
development in the MUC and MUR zones; allowed as mixed-use
development in the COM zone; allowed as mixed-use development with at
least 30 percent employment uses in the MUE zone.
Schools and religious facilities continue to be conditionally allowed in
commercial zones.
Indoor Sales and Services allowed in all commercial zones with the
following restrictions: Outdoor animal kennels prohibited in all zones,
commercial limited to 30,000 square feet in the MUC and MUE zones, and
commercial allowed only as part of mixed-use development in the MUR
zone.
Table 18.120.1
Commercial Zone Use Standards
Use Categories COM MUC MUE MUR
Motor Vehicle Sales and A R R P
Rental
Motor Vehicle Servicing A R R P
Non-Accessory Parking R R R P
Office A _ A A _ R
Outdoor Sales and Services A P P P
Self-Service Storage R P P P
Industrial Use Categories
Industrial and Manufacturing R R R P
Off-Site Services R P R P
Warehouse and Distribution P P A/R P
Waste-Related Facility P P P P
Wholesale and Equipment R P A/R P
Rental
Table 18.120.1
MLL
MUCM-U-R
G- -- �/++- ��traM U-- €
tr
1J-se-Categories Cateerories N trC-G it 11F1VE - 11F1Utr 4P
4 4A ^„d
Eli Ili [21 2 2
Residential I Ise
Category
Residential Use P R R P A A A A A A
{3} {3} {374}
Basic Utilities [5} ASG NG ASG ASC NSG NSG NC NC NC NC
Colleges PPPPA C C C C C
Community Services A A P P A C P A C C
Cultural Institutions A A A A A A A A A P
Day Care AA A AA A A A ANG
{6}
5
Chapter 18.120 Commercial Zone Use Standards
Mobility hub allowed, conditionally allowed, or allowed up to ten charging
stations in all commercial zones.
Motor vehicle sales allowed in the COM zone, limited to 25,000 square feet
with all inventory inside a building in the MUC and MUE zones.
Motor vehicle servicing allowed in the COM zone, limited to 25,000 square
feet and required to be within a building in the MUC zone, required to be
within a building in the MUE zone.
Office allowed in all commercial zones.
Outdoor sales and services allowed only in the COM zone.
Self-service storage only allowed in a mixed-use development with other
active uses.
Industrial and Manufacturing newly allowed in all commercial zones except
MUR with all activity required to be in a building.
Off-Site Services newly allowed up to 20,000 square feet with 20 vehicles
parked overnight in the COM and MUE zones. Prohibited in the MUR zone.
Warehouse and Distribution prohibited in the COM, MUC, and MUR zones.
In the MUE zone, it has different restrictions depending on its location
according to Map 18.120.A.
Wholesale and Equipment Rental restricted to 20,000 square feet in the
COM zone. In the MUE zone, it has different restrictions depending on its
location according to Map 18.120.A.
Table 18.120.1
G- G- M d € M-U-R
N C CBD
LI-se-Categories M-U-E i1F1-U C- M-U-G
1--
A ^Nd
N {2} a2 2
••- _-• A A A A A A A A A P
Medical Centers GGGGG C C GGG
Postal Service A A A A A A A A A P
Religious A A A A A A A A A C
Institutions
Schools PPPP A C C GC C
Social/Fraternal A A A A A A A A A C
Clubs/Lodga:
T Shelter PP C PG P C C C C
Commercial-Use
Ice
paten ories
Adult Entertainment PIP C P P P P C P P
Animal Related PPPPP A A PPP
Commercial
Bulk Sales PP A P A/P A R [8} R [9} R [9} P
{7}
PPAAAA A A A P
Custom Arts and RR PPR P P PPP
Crafts f1-9l {1-9} {1-0}
Eating and Drinking A A A R A A A A A R41-2-1
Establishments _ [11}
Indoor A A A A A A A A A P
Entertainment
Major Event PP GPG P C GP P
Entertainment
Motor Vehicle P P A/C P A/P P P R R P
Sales/Rental [1 3} {7} {14} {14}
Motor Vehicle GC A P C Rte} Rte} P P P
Servicing/Repair [46] {1--8-}
[15}
Non Accessory GGA AA A A A A P
Parking
Office A A A A A A A A A R
Outdoor PP A AG P P GP P
Entertainment
Outdoor Sales PPAPPP P PP P _
Personal Services A A A A A A R [8} A R-[91 R [12}
6
Chapter 18.120 Commercial Zone Use Standards
Table 18.120.1
G- G- M U- € M-U-R
ce Gatenoriec N C CB-D_
I IAA G
t
N I {2} 2 2
Repair Oriented A A A A A A R [81 R [9] R-[91 P
Retail
Sales Oriented A A A R A/R A/R R [81 A R [9} R-[--1-2-1
Retail [11} [17] {1-8
Self Service PP GP /VP P P PP P
Storage [7}
Vehicle Fuel Sales GC C P A/P P G CCP
[7}
Industrial Use
Categories
General Industrial PP P PP P P P P P
Heavy Industrial PPPPP P P PP P
Industrial Services PP P PP P P P P P
Light Industrial PP PPP R P PR P
[15} [15]
Railroad Yards PPPPP P P PP P
Research and PP P PG R R PRP
Development [14} 041 {15}
Warehouse/Freight PP P PP R P P R P
Movement [14} [14,
15}
Waste Related PPPPP P P PP P
Wholesale and PPPPP P P PR P
Equipment Rental [14,
15}
Other-Use
vzrrcr�.�c - - - - - - - - - -
Categories
Cemeteries PPPPP P P PP P
Detention Facilities PP CPC P P P P P
Heliports PPCCPP P PP P
Mining PPPPP P P PP P
Transportation/Utility A A A A A A A A A A
Corridors
Wireless A/R A/R A/R A/R A/R A/R A/R A/R A/R A/R
Communication
Facilities [19}
Chapter 18.120 Commercial Zone Use Standards
A=Allowed R=Restricted C=Conditional Use P=Prohibited
• h
[2] Uses with drive through services that were lawfully in existence prior to the
kA ! ■ _ e. A - - e - - . - -
prohibited.
- - - - •• -
development where the first story contains an allowed commercial use.
{1] Small form residential development is allowed where it is located on the same site
with an allowed or conditional use and is occupied exclusively by a caretaker or
superintendent of the allowed or conditional use.
[5] Above ground public and private utility facilities proposed with development and
conditionally.
[6] Family day care is allowed. Other day care uses are allowed conditionally.
[7] Uses that were lawfully in existence prior to the adoption of the MU CBD zone are
allowed. All new uses are prohibited.
• • _1 IIS e .. - --
tenant.
• . . •.• . _. . . .. :9,U! - -- - -
proposed after the adoption of the MUC, MUE 1, and MUE 2 zones.
- . . . .. '.- ' e e . - -- e-
tenant.
[11] The maximum allowed combined area of sales oriented retail and eating and
on the premises.
50% of the total gross floor area within the mixed use development only when minimum
_ . - _ _ .._ • _ _ . .. _ „ . •
properties, may develop as a single use commercial development. The tax assessor
map numbers for exempt properties are as follows: 1S135AA 00400, 1S135AA 01400,
1S135AA 01900, 1S135AA 01901, 1 S 135DA 02000, 1S135AA 02500, 1S135AA
02600, 1S135AA-02700, 1 S 135DA-01900, and 1 S 1 DA-02000.
8
Chapter 18.120 Commercial Zone Use Standards
in Subsection 18.670.020.C.
[15] All use activities must be contained inside a structure except for employee and
customer parking.
[16] Only motor vehicle cleaning is allowed.
- _. ala - -- -
in all MU CBD subareas except the 99W Hall subarea as shown on Map 18.650.A.
• .- . •-• . e Ake e e .. 9,191 - -- e-
-- -
• - - • . . A - - • • -
allowcd and restricted facilities.
D. COM zone use restrictions.
1. Residential Use. Any combination of residential and nonresidential uses
proposed for the same site and not contained in a mixed-use development
requires planned development review.
2. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second
story of a mixed-use development.
3. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
4. Indoor Sales and Services. Outdoor animal kennels are prohibited. All
animal kennels associated with breeding, boarding, or sales must be
contained completely within a building.
5. Non-Accessory Parking. This use is allowed only as structured parking
with at least two floors of parking.
9
Chapter 18.120 Commercial Zone Use Standards
6. Self-Service Storage. This use is allowed only on or above the second
story of a mixed-use development.
7. Industrial and Manufacturing. All inventory and materials, except
parking, must be contained completely within a building.
8. Off-Site Services.
a. The maximum gross floor area is 20,000 square feet per tenant.
b. A maximum of 20 vehicles may be parked overnight on-site.
c. All inventory and materials, exceptfiarkin_gLmust be contained
completely within a building.
9. Wholesale and Equipment Rental.
a. The maximum gross floor area is 20,000 square feet per tenant.
b. All inventory and materials, except parking, must be contained
completely within a building.
E. MUC zone use restrictions.
1. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second
story of a mixed-use development.
2. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
3. Indoor Sales and Services.
a. The maximum gross floor area is 30,000 square feet per tenant.
b. All inventory and materials, except parking, must be contained
completely within a building.
c. Outdoor animal kennels are prohibited. All animal kennels
associated with breeding, boarding, or sales must be contained
completely within a building.
d. Uses with drive-through services is prohibited.
e. Uses in a campus are conditionally allowed.
4. Mobility Hub. A maximum of ten car charging stations is allowed per hub.
5. Motor Vehicle Sales and Rental.
a. The maximum gross floor area is 25,000 square feet per tenant.
b. All activities and storage, including any vehicle inventory, must be
contained completely within a building.
10
Chapter 18.120 Commercial Zone Use Standards
6. Motor Vehicle Servicing.
a. The maximum gross floor area is 25,000 square feet per tenant.
b. All inventory and materials, except parking, must be contained
completely within a building.
c. Drive-through services are prohibited.
7. Non-Accessory Parking. This use is allowed only as structured parking
with at least two floors of parking.
8. Industrial and Manufacturing. All inventory and materials, except
parking, must be contained completely within a building.
F. MUE zone use restrictions.
1. Residential Use.
a. Any combination of residential and nonresidential use proposed for
the same site and not contained in a mixed-use development requires
planned development review.
b. Allowed civic, allowed commercial, or restricted industrial uses
must make up at least 30 percent of the gross floor area.
2. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second
story of a mixed-use development.
3. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
4. Indoor Sales and Services.
a. The maximum gross floor area is 30,000 square feet per tenant.
b. All inventory and materials, except parking, must be contained
completely within a building.
c. Outdoor animal kennels are prohibited. All animal kennels
associated with breeding, boarding, or sales must be contained
completely within a building.
d. Uses with drive-through services are prohibited.
e. Uses in a campus are conditionally allowed.
5. Mobility Hub. A maximum of ten car charging stations is allowed per hub.
6. Motor Vehicle Sales and Rental.
a. The maximum gross floor area is 25,000 square feet per tenant.
b. All activities and storage, including any vehicle inventory, must be
contained completely within a building.
11
Chapter 18.120 Commercial Zone Use Standards
7. Motor Vehicle Servicing. All activities and storage, including any vehicle
inventory, must be contained completely within a building.
8. Non-Accessory Parking. This use is allowed only as structured parking
with at least two floors of parking.
9. Industrial and Manufacturing. All inventory and materials, except
parking, must be contained completely within a building.
10. Off-Site Services.
a. The maximum gross floor area is 20,000 square feet per tenant.
b. A maximum of 20 vehicles maybe parked overnight on-site.
c. All inventory and materials, except parking, must be contained
completely within a building.
11. Warehouse and Distribution.
a. This use is allowed when providing off-site storage and distribution
support to an existing manufacturing use located in Tigard.
b. Activities that are accessory to an allowed primary use are allowed.
c. Properties shown in the Warehouse and Wholesale Area of
Additional Flexibility on Map 18.120.A are also allowed a maximum of
30,000 gross square feet per tenant space. The following buildings are
exempt from this limit:
i. Oregon Business Park 1 Buildings 10 (16600-40 SW 72nd Ave)
and 12 (16650-98 SW 72nd Ave).
ii. Oregon Business Park 3 Buildings D (7342-7380 SW Kable Lane),
I (15605-705 SW 72nd Ave), and G (7319 SW Kable Lane).
12. Wholesale and Equipment Rental.
a. All inventory and materials, except parking, must be contained
completely within a building.
b. The maximum gross floor area is 20,000 square feet per tenant for
properties located outside the Warehouse and Wholesale Area of
Additional Flexibility as shown on Map 18.120.A.
c. The maximum gross floor area is 35,000 square feet per tenant
space for properties located within the Warehouse and Wholesale Area of
Additional Flexibility as shown on Map 18.120.A. The following buildings
are exempt from this limit:
i. Oregon Business Park 1 Buildings 10 (16600-40 SW 72nd Ave)
and 12 (16650-98 SW 72nd Ave).
ii. Oregon Business Park 3 Buildings D (7342-7380 SW Kable Lane),
I (15605-705 SW 72nd Ave), and G (7319 SW Kable Lane).
Map 18.120.A
12
Chapter 18.120 Commercial Zone Use Standards
Additional flexibility for Warehouse and Distribution and Wholesale and
Equipment Rental Uses in the area identified on Map 18.120.A, due to
location near regional transportation networks. Five purpose-built
buildings are exempt from restrictions.
_--"'"911 9 1 I �-
ii
NWarehouse and er , 1'-
Wholesale Flex Area //
./ Nb —■
�� Warehouse and Wholesale Area / _
Lof Additional Flexibility -R `- I
0 City of Tigard Boundary
11117lPR
–
■ aim.76-N 1111
im NM 1111
/
11 IIEI1111 nedii r
Aft
1 n 0limm
111 rIMEI
1:= �= 111 miilwlllliw cy•JN
oe-
iM=mIIA
IMnEE
MmEBg
riol
IAP
. =I 111111 ■ usimf MenIA
,,v<
MI fah'" a.
iM 1111111 ooa�s
amp11111A�1A. ,„.. _, co,, ■
Num �IIIIIIum ,.e ■•
11111111111111 ■i11111 mi ■
■_h:f:1111PI! 1111111111111111 imp
a
m
II g =IIC11111E1111 MP' JL�
yogMRD { 4
,..-- /...,,, le /,,P._..,,,ii m
-0”
Mph
.iffi llll o
MEMIll �' EMM CflAM �� Injil1
im1I11111 II ■
tel/----- mow -- —
H. MUR zone use restrictions.
1. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second
story of a mixed-use development.
2. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
13
Chapter 18.120 Commercial Zone Use Standards
3. Indoor Sales and Services. This use is allowed only as part of a mixed-
use development.
4. Office. This use is allowed only as part of a mixed-use development.
18.120.040 Housing Types
A. A housing type is not a use category. It describes a type of development that
contains a Residential Use.
B. A list of allowed, limited, and prohibited housing tyles in commercial zones
is provided in Table 18.120.2. The terms and abbreviations in Table 18.120.2 are
as follows:
1. Yes, allowed(Y). Housing types that are allowed.
2. No, prohibited (N). Housing types that are not allowed under any
circumstance.
C. All housing types are subject to the standards and provisions of the
applicable development standards chapter or applicable plan district chapter, if
any. The applicable chapter for each housing type is provided in Table 18.120.2.
D. All allowed housing types may be built on site or manufactured off site.
Table 18.120.2
Commercial Zone Housing Types
Housing Types Applicable COM MUC MUE MUR
Chapter
Accessory 18.220 N N N Y
Dwelling Units _
Apartments 18.230 N _ Y N Y
Cottage Clusters 18.240 N _ N N Y
Courtyard Units 18.250 N _ N N Y
Mobile Home 18.260 N N N N
Parks
Quads 18.270 N N N Y
Rowhouses 18.280 N Y N Y
Small Form 18.290 N N N Y
Residential
14
Chapter 18.120 Commercial Zone Use Standards
Table 18.120.2
Commercial Zone Housin• T •es
Housing Types Applicable COM MUC MUE MUR
Chapter
Mixed-Use 18.320 Y Y Y Y
Development
Y=Yes, Allowed L=Limited N=No, Prohibited
18.120.010 Land Use Restrictions
- - - - - • - e e - - •
1. Parking and loading areas;
2. Day care outdoor play areas;
Establishment or Sales Oriented Retail use; or
/1. Sale, display, or storage of horticultural and food merchandise where limited to
allowed conditionally.
- _ • . _. . . . ee e 99 - --
or tenant except for the following uses:
1. Sales Oriented Retail uses primarily involved in the sale of food and
Al III e . . - --
building or tenant; and
of 10,000 square feet per building or tenant. (Ord. 18 28 §1)
18.120.050 Housing Types
_ __ .
contain a Residential Use.
15
Chapter 18.120 Commercial Zone Use Standards
Residential allowed as mixed-use development in all commercial zones.
B. A list of allowed, limited, and prohibited housing types in commercial zones is
provided in Table 18.120.2. Commercial zones that do not allow any residential uses or
abbreviations used arc defined as follows:
1. Yes, allowed (Y). Housing types that are allowed.
allowed subject to specific limitations.
- -.
circumstance.
plan district chapter, if any. The applicable development standards chapter for each
-- • - -- -- - - -- . . . -
D. All allowed housing types may be built on site or brought to the site as a
manufactured home.
Table 18.120.2
Commercial Zone Housing Types
nn/A�'' '' iYl MU
Housing Tvnes MU- tW - tYIR
C-BD € C I a-nd 1 and 2
2
Accessory Dwelling N N N N L[11 L[11 L[11
Units (18.220)
Apartments (18.230) N Y Y Y Y Y Y
Cottage Clusters N N N N N N Y
{18.2'10)
Courtyard Units (18.250) N N N N N N Y
Mobile Home Parks N L[2} N Y L[3} L[31 L[3}
(18.260)
Quads (18.270) N N N N N N Y
Rowhouses (18.280) N Y L[51 Y L[3} L[31 Y
Small Form Residential L[4} N L[5} N L[3} L[3} L[3}
{18.290)
Y-Yes, Allowed L-Limited, See Footnotes N-No, Prohibited
{1] Accessory dwelling units are only allowed on sites with pre existing small form
residential development.
16
Chapter 18.120 Commercial Zone Use Standards
[2] Mobile home parks that were lawfully in existence prior to the adoption of the MU
CBD zone are allowed. All new mobile home parks are prohibited.
[3] Mobile home parks, small form residential, and rowhouses that were lawfully in
cxistcncc prior to the adoption of the Washington Square Regional Center Plan District
arc allowcd. Convcrsion of prc cxisting mobile home parks, small form residential, or
Chapter , Washington Square Regional Center Plan District.
{1] Small form residential development is allowed where it is located on the same site
superintendent of the allowed or conditional use.
[5] Pre existing small form residential and rowhouses are allowed. All new small form
residential and rowhouses are prohibited.
17
Chapter 18.120 Commercial Zone Use Standards
Chapter 18.130
INDUSTRIAL ZONES
18.130.010 Purpose
The purpose of this chapter is to implement the goals and policies of the comprehensive
plan related to land use planning and economic development by:
A. Ensuring that a full range of economic activities and job opportunities are available
throughout the city; an8
B. Promoting the efficient use of the city's limited industrial land supply by
preserving industrial land for job-dense industries; and
C. Promoting more carbon responsible development by reducing the distance
between services, employment, and residences.
B. Minimizing the potential adverse impacts of industrial uses on nonindustrial uscs
18.130.020 Base Zone
A. I P: Industrial Park zone. The I P zone provides appropriate locations for combining
personal services, and fitncss ccntcrs, in a campus like setting with no nuisance
characteristics such as noise, glare, odor, or vibration.
B. I L: Light Industrial zo he4-L zone provides appropriate locations for general
odor, or vibration.
C. I H: Heavy Industrial zone. The I H zone provides appropriate locations for
research and development, warehousing and freight movement, railroad yards, waste-
those
that involve the use of raw materials, require significant outdoor storage, or
generate heavy truck or rail traffic. (Ord. 18 28 §1; Ord. 18 23 §2; Ord. 17 22 §2)
The IND zone prioritizes manufacturing uses, with limited motor vehicle servicing,
off-site services, warehouse and distribution, and wholesale and equipment
rental uses. Some civic uses are also allowed. Uses in this zone are intended to
foster job density, accessible career pathways, and living wage jobs. Industrial
uses may have some off-site impacts including noise and odor.
1
Chapter 18.130 Industrial Zone Use Standards
Purpose statements updated to reflect updated policies set through the
Tigard MADE project.
Industrial zones consolidated for simplicity.
18.130.030 Land Use Standards
A. General Provisions. A list of allowed, restricted, conditional, and prohibited uses in
the IND zone is provided in Table 18.130.1. If a use category is not listed, see
Section 18.60.030.
1. Allowed (A). Uses that are allowed, subject to all of the applicable provisions
of this title.
2. Restricted (R). Uses that are allowed provided they are in compliance with
e- -e .' •• , - -e _ • , e - _ . Uses that are subject to special
requirements, exceptions, or restrictions as provided in Subsection
18.130.030.C.
3. Conditional (C). Uses that require the approval of the Hearings Officer using
discretionary criteria. The approval process and criteria are provided in
Chapter 1R pan, Conditional Uses.
4. Prohibited (P). Uses that are not allowed under any circumstance.
B. Use restrictions. Day care and commercial lodging uses are subject to additional
land use restrictions in Section 3.130.O'i -
GB. Development standards. The standards for nonresidential development in
industrial zones are located in Chapter 18.330, Industrial Zone Development Standards,
and the applicable plan district chapter, if any.
Table 18.130.1
Industrial Zone Use Standards
Use Categories t-P WIND
Residential Use Category
Residential Use {1-] R R I RP
Civic I Institutional Use Categories
Basic Utility Utilities G[2J G[2J AR/C
Colleges P P P
Community Services [31 G G G
Cultural Institutions P P P
Day Care ['l} R R R
Cemetery _P
Detention Facility _P
Emergency Services A A A
Government Services
Railroad Yard P
1 School or Religious Facility I P
2
Chapter 18.130 Industrial Zone Use Standards
Residential uses prohibited in the industrial zone. Existing regulations
allow a caretaker unit to be located on site but this provision is rarely
used, particularly in industrial zones.
Uses other than Motor Vehicle Servicing, Industrial and Manufacturing, Off-
Site Services, and Wholesale and Equipment Rental are not allowed or are
conditionally allowed. Restrictions in the industrial zone protect industrial
land for high-job-density uses. Warehouse and Distribution is not allowed
except through an adjustment application, which may demonstrate that a
proposed business provides more on-site jobs than is typical for the
industry.
Table 18.130.1
Industrial Zone Use Standards
Use Categories 1-P 1 WIND
Medical Centers P P P
Postal Service A A A
Religious Institutions P P P
Schools P P P
-- - ' - - - - --- P P P
Temporary Shelter P P P
Transportation and Utility Corridor A
Wireless Communications Facility R
1 Commercial Use Categories
Adult Entertainment P P P
Animal Related Commercial A A A
Bulk Sales R [5][6} P P
Commercial Lodging R7} P P
Custom Arts and Crafts P P P
- - - . ., - - - -•-- R [8} P P
Indoor Entertainment A P P
Indoor Sales and Services R
Major Event Entertainment P P I P
Mobility Hub I P
Motor Vehicle Fuel Sales I P
Motor Vehicle Sales and/Rental R [5][9][10} A AP
Motor Vehicle Servicing Servicing/Repair C A A
Non-Accessory Parking A A AP
Office A P P
Outdoor Sales and Services P
Outdoor Entertainment A P P
Outdoor Sales P A A
Personal Services R [8} P P
Repair Oriented Retail A P P
Sales Oriented Retail R [8] P P
Self-Service Storage A A AP
Vehicle Fuel Sales A A/C [11] A
Industrial Use Categories
General Industrial P A A
Heavy Industrial P P A
Industrial Services Rte} A A
Light Industrial A A A
Railroad Yards P P A
Research and Development A A A
3
Chapter 18.130 Industrial Zone Use Standards
Table 18.130.1
Industrial Zone Use Standards
Use Categories I-P 141-IND
Industrial and Manufacturin• A
Off-Site Services _R
Warehouse and Distribution /Freight P A AR
Movement
Waste-Related Facility P P AR
Wholesale and Equipment Rental R-[5} A AR
Other Use Categories
Cemeteries P C P
Detention Facilities L,` P C
Heliports
Mining P P A
A/R [12] A A
Transportation/Utility Corridors A A A
A=Allowed R=Restricted C=Conditional Use P=Prohibited
[1] A single detached house is allowed where it is located on the same site as the
allowed use and is occupied exclusively by the caretaker, or kennel owner or operator,
and family.
1 . - - - --- -- a -- ---
public and private utility facilities not proposed with development are allowed
conditionally.
[3] Limited to outdoor recreation on: (1) land classified as special flood hazard area,
located outside the special flood hazard area, when the recreational use is temporary
and docs not otherwise preclude allowed or conditional uses.
[4] Family day care is allowed. Other day care uses are subject to additional land use
restrictions in Subsection 18.130.040.A.
[5] All use activities must be contained inside a structure except for employee and
customer parking.
[6] Bulk Sales are only allowed in the I P zone ast of SW 72nd Avenue. The
. • _l Ill . - --
[7] See Subsection 18.130.040.6 for additional land use restrictions.
4
Chapter 18.130 Industrial Zone Use Standards
[8] The maximum allowed gross floor arca-of thesc .,es--cit-hgr .ep
combination, is 20% of the entire development complex. The maximum allowed gross
•11,999 e .. - --
[9] The maximum allowed gross floor area of these uses, either separately or in
combination, is 10,000 square feet per lot.
[10] Only boat sales or rental is allowed.
case it is allowed conditionally.
allowed and restricted facilities in the I P zone.
{Ord. 22 09 §2; Ord. 20 01 §1; Ord. 18 28 §1; Ord. 18 23 §2; Ord. 17 22 §2)
C. IND zone use restrictions.
1. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second
story of a vertical mixed-use building.
2. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
3. Indoor Sales and Services.
a. A maximum of one establishment with a maximum gross floor area
of 5,000 square feet is allowed per lot.
b. Uses with drive-through services are prohibited.
c. All animal kennels associated with breeding, boarding, or sales must
be contained completely within a building.
4. Off-Site Services.
a. The maximum allowed gross floor area is 20,000 square feet per
tenant.
b. A maximum of 20 vehicles may be parked overnight on-site.
c. All inventory and materials, except parking, must be contained
completely within a building.
5. Waste-Related Facility. This use is allowed only as an accessory use to
allowed or restricted industrial uses.
5
Chapter 18.130 Industrial Zone Use Standards
6. Warehouse and Distribution. This use is only allowed through the
adjustment process as provided in Section 18.715.050.8.
7. Wholesale and Equipment Rental.
a. The maximum allowed_gross floor area is 20,000 square feet per
tenant.
b. All inventory and materials, except parking, must be contained
completely within a building.
1 . •
_ r -
A. Day care uses. The following standards apply to all day care facilities in industrial
1. The applicant must prepare an environmental impact assessment that
documents noise, visible emissions, vibration, odor, glare, and heat from uses
2. The State of Oregon Child Care Division Certification Section must be notified
submitted generally address the permitting requirements.
3. Prior to occupancy of the proposed day care, evidence of certification through
the State of Oregon Child Care Division must be provided to the city.
B. Commercial lodging uses. The following standards apply to all commercial lodging
uses in the I P zone:
1 . The site must be a minimum of two acres and a maximum of five acres.
businesses.
- - - - - - - -- -
commercial lodging development, provided they comprise no more than 20% of
• -
6
Chapter 18.130 Industrial Zone Use Standards
Chapter 18.230
APARTMENTS
18.230.010 Purpose
Apartments are a type of attached housing within single-story or multi-story buildings.
Apartment dwelling units may share common side walls, ceilings, or floors. The purpose
of this chapter is to provide standards that promote quality development and enhance
the livability, walkability, and safety of the community. Apartment development is
intended to achieve the following:
A. Increase the number of affordable dwelling units;
B. Provide for a variety of housing types that meet the needs of Tigard's diverse
population at all stages of life;
C. Facilitate the efficient use of land through higher-density attached housing; and
D. Support and complement transit services by providing ridership density and
proximity.
18.230.020 Applicability
A. The standards of this chapter apply to apartment development in the RES-D, RES-
E, MUC, MUE, MUE 1, MUE 2, MUR 1, and MUR-ozones. Additional standards apply
in the River Terrace Plan District as provided in Chapter , River Terrace Plan
District. An applicant may elect to apply the approval process and standards of this
chapter or of Chapter , Rowhouses, when proposing rowhouse development.
B. The standards of this chapter also apply to nonconforming apartment development
in the RES-A through RES-C zones. In lieu of specific base zone standards, apartment
development in these zones is subject to the RES-D zone standards.
C. Apartment development in the MUC 1 zone is subject to the standards of
Chapter 18.62( , Bridgeport Village Plan District.
C. This chapter does not apply to the following:
1. Apartment development in the Bridgeport Village Plan District is subject
to the standards of Chapter 18.620, Bridgeport Village Plan District.
2. Apartment development in the MU-CBD zone is subject to the approval
processes and standards of Chapter 4R A5n, Tigard Downtown Plan District.
3. Apartment development in the TMU zone is subject to the approval
processes and standards of Chapter 18.660L Tigard Triangle Plan District.
1
Chapter 18.230 Apartments
D. This chapter-does not apply to apartment development in the MU CBD and TMU
standards of Chapter 18.650, Tigard Downtown Plan District, and Chapter 18.660,
Tigard Triangle Plan District, respectively.
18.230.030 Application Type
Apartment development requires a site development review application.
18.230.040 Development Standards
A. Base zone development standards are provided in Table 18.230.1.
Table 18.230.1
MU-S-_ _
Standard RES-D RES-E MLLE anMU-R4U
nn i
Minimum Setbacks (ft)
Front 20 20 20 1-0 None None
Street side 20 20 20 1-0 5 None
10 1-0-[41 1-0-[4] 0 or 20 0 or 20 0 or 20 [2}
{z} {i}
Rear 20 2-0-[1] 20-[1] 0 or 20 0 or 20 0 or 20 [2}
{2} {2}
Maximum Setbacks (ft)
Front None None None 20 20 20
Street side None None None 20 20 20
Minimum Height None None None None 2 2 stories
stories
Maximum Height 35 45 /15 6-0 75 200
(ft)
Maximum Lot 80% 80% 80% 80% 80% 85%
Coverage
Minimum 20% 20% 20% 20% 20%
Landscape Area
Minimum Density 11 units 23 units None 25 units 50 units 50 units per
per-acre per-acre peg-acre per-aere acre
Maximum Density 14 units 30 units 25 units 50 units None None
per were per-aere per acre per acre
2
Chapter 18.230 Apartments
Table 18.230.1
A•artment Develo•ment Standards
Standard RES-D RES-E MUC MUR
Minimum Setbacks (ft)
- Front or street- 20 20 1 1
facing _
- Side or rear 10 10
adjacent to 0 0
nonresidential or - —
RES-E zone
- Side or rear adjacent 10 10111
to a RES-A—RES-D 0 20
zone
Maximum Setbacks (ft)
- Front or street- None None 12 12
facing
Minimum Height (ft) r None None 12 12
Maximum Height (ft) 35 45 185 60
Maximum Lot 80% 80% None None
Coverage
Minimum Landscape 20% 20% None None
Area
Minimum Density 11 units 23 units per None None
per acre acre
Maximum Density 14 units 30 units per None None
per acre acre
[1] An additional one foot of setback is required for each foot of building height above
the maximum building height of the adjacent residential zone.
{2] Minimum side and rear setbacks are 0 feet, except the minimum side and rear
setbacks are 20 feet where the site abuts a--RES--A through RES D zone.
B. Landscaping and screening. All required landscaping, including landscaping used
to meet screening or tree canopy standards, is subject to the general provisions of
Chapter , Landscaping and Screening.
1. The minimum landscape area standard is provided in Table 18.230.1 .
Landscaping standards are provided in Section 18.420.040. Any landscape area
that meets the L-2 standard and any required common open space area may count
toward meeting the minimum landscape area standard.
3
Chapter 18.230 Apartments
New standards for the MUC and MUR zones; RES-D and RES-E remain the
same.
Reduced setbacks, greater maximum height, and removal of lot coverage
and density requirements allow for more dense development.
2. Screening standards are provided in Section 18.420.050. Screening is
required as follows:
a. Service areas and wall- and roof-mounted utilities must be screened to
the S-1 standard. Service areas and utilities are also subject to the standards
in Subsection 18.230.040.G.
b. Apartments that abut a RES-A through RES-D zone must be screened to
the S-3 standard along all property lines, except street property lines.
c. Surface vehicle parking areas, loading areas, and drive aisles within 20
feet of a street property line must be screened to the S-4 standard. Screening
must be provided directly adjacent to the street property line, except where
access is taken.
3. The minimum tree canopy standards for the site and any off-street vehicle
parking areas are provided in Section 3.420.060.
C. Common e space.
1. Common open space is required. The minimum total area of required common
open space is 10% of the gross site area or 750 square feet, whichever is greater.
More than one common open space area may be provided to meet this standard,
but any area used to meet this standard must be a minimum of 20 feet in width and
depth,
a. In the RES-D and RES-E zones, the minimum total area of required
common space is 10% of the gross site area or 48 square feet per dwelling
unit, whichever is greater.
b. In the MUC and MUR zones, the minimum total area of required
common space is 36 square feet per unit.
c. Multiple common spaces may be provided to meet this standard, but
any area used to meet this standard must be a minimum of 20 feet in width
and depth.
2. Apartment developments with less than 20 dwelling units and apartment
developments or mixed-use developments in the MUC or MUR zones must
provide at least two different items from the list below within areas identified as
common open space. Apartment developments with 20 or more dwelling units
must provide at least four different items from the list below within areas identified
as common open space.
a. Playground equipment or play area for children,
b. Sport court,
4
Chapter 18.230 Apartments
Common space requirements reduced for mixed-use zones.
Common space newly required for mixed-use development in the MUC and
MUR zones. Not required for mixed-use development in the COM or MUE
zones.
c. Playing field,
d. Lawn or garden,
c. Covcrcd seating,
f. Swimming pool or water feature,
g. Plaza or courtyard with permanent seating,
h. Gazebo,
i. Club house,
j. Workout room, or
k. Other similar item as determined by the director.
a. Playground equipment or nature play area for children,
b. Lawn or garden area, which may include an above-ground vegetated
stormwater facility,
c. Roof-top or upper-story deck with a covered area that is a minimum
of 15 feet in width and depth,
d. Courtyard or covered patio,
e. Swimming pool or water feature,
f. Sport court or workout room,
q. Library or office space, or
h. Other similar item as determined by the Director.
3. At least 50% of the dwelling units in a development must face outdoor
common open space or a public street. This standard is met when the front door or
a window from the kitchen, living room, or dining room of a dwelling unit faces the
outdoor common open space or a public street.
4. Building facades, including accessory structure facades, that face outdoor
common open space must meet the 15% window area requirement in
Subsection 18.230.050.B or be screened to the S-4 standard as provided in Table
18.420.2.
5
Chapter 18.230 Apartments
A simplified and modernized list of example amenities.
5. Common open space may not be located in the front setback or include
sensitive lands, except common space in a public access easement may be
located within the front setback.
6. Outdoor common space that explicitly allows dogs must include an
approved dog waste bag dispenser and trash receptacle.
D. Private open outdoor space.
1. Private open outdoor space is required for each dwelling unit. Each private
open outdoor space must be a minimum of 48 square feet in area and a minimum
of five feet in width and depth.
2. Private open outdoor space must be directly accessible from the interior of
the dwelling unit that it serves.
3. Additional common open space above the required minimum may substitute
for some or all of the required private open outdoor space at a 1:1 ratio.
E. Pedestrian access.
1. Paths must provide pedestrian access from public sidewalks abutting the site
to all required building entrances on the site.
2. Paths must provide pedestrian access between all common open space
areas, vehicle and bicycle parking areas, building entrances, and service areas
designed for use by residents. Paths within parking areas or along drive aisles are
subject to additional standards in Chapter 18.410, Off-Street Parking and Loading.
3. Paths must extend to the perimeter property line to provide pedestrian access
to existing or planned pedestrian facilities on adjacent properties, such as trails or
public access easements.
4. Paths must be constructed with a hard surface material and have a minimum
unobstructed width of five feet.
F. Vehicle and bicycle parking.
1. The applicable provisions and standards of Chapter 18.410, Off-Street Parking
and Loading, apply to apartment developments.
2. Off-street surface vehicle parking areas, detached garages, and attached or
detached carports may not be located closer to a street property line than the
building closest to that street property line.
6
Chapter 18.230 Apartments
3. Off-street vehicle parking areas may not occupy more than 50% of the total
length of each street frontage as measured 20 feet from the street property line.
Drive aisles without adjacent parking spaces do not count as parking areas for the
purposes of this standard.
4. Attached garages may be attached to any side of an apartment building. If
attached to the street-facing facade, they may not be located closer to the street
property line than the apartment building facade and the facade must include at
least one entrance for each proposed garage that meets the standards of
Subsection 18.230.050.A. Driveways associated with attached garages that take
direct individual access from a public or private street must meet the rowhouse
location and access standards in Paragraph 18.280.050.E.3 and Subparagraph
18.280.050.E.2.a.
5. A minimum of one bicycle parking space must be provided for every two
dwelling units. Fractional parking space minima are rounded up to the nearest
whole number. Apartment developments with 20 or more dwelling units must meet
the following additional standards:
a. All bicycle parking required by Paragraph 18.230.040.F.5 above must be
provided inside a structure or under a roof. This bicycle parking is exempt from
the location standards of Chapter 18.410, Off Street Parking and Loading, but
may not be located inside individual dwelling units.
b. Additional bicycle parking must be provided that is equal to or greater
than 15% of the minimum parking requirement as provided in Paragraph
18.230.040.F.5 above. This additional bicycle parking must be provided within
20 feet of the street property line and be visible to pedestrians from the public
sidewalk in front of the site. Bicycle parking may be located in the public right-
of-way with approval of the City Engineer.
G. Utilities and service areas.
1. Private utility facilities, such as transformers or control valves, that serve a
single development must be located below ground or a minimum of 20 feet from
any street property line or any property line adjacent to a residential zone if
located above ground. unless the functional properties of the facility require
above-ground placement. If located above ground, all facilities one cubic foot or
greater in volume or with any one dimension gr to than two feet must meet the
following standards where not wall or roof mounted or located inside a building:
. . I -- ee ee-a .
and
reflective material.
Chapter 18.230 Apartments
Simplified utility screening requirements.
2. Service areas, such as waste and recycling containers, outdoor storage, and
mechanical equipment, may not be located within 20 feet of any street property line
or any property line adjacent to a residential zone, except where located inside
a building.
H. Lighting.
1. Minimum illumination levels are measured horizontally at ground level.
a. The minimum average illumination is 1.5 footcandles for paths, except
those within parking areas, which are subject to the lighting standards in
Chapter 18.410, Off-Street Parking and Loading. All points of measurement
must be a minimum of 0.5 footcandles.
b. The minimum average illumination is 3.5 footcandles for required building
entrances and 2.0 footcandles for any non-required building entrances. All
points of measurement must be a minimum of 1.0 footcandle.
2. Maximum illumination levels are measured vertically at the property line or
sensitive lands boundary line. The maximum illumination is 0.5 footcandles at side
and rear property lines, except that the maximum illumination may be increased to
1.0 footcandle where the development abuts a commercial or industrial zone. The
maximum illumination is zero footcandles at any sensitive lands boundary line.
3. Lighting must be shielded, with a cutoff angle of 90 degrees or greater to
ensure that it does not shine upwards. Lighting sources, such as lamps and bulbs,
may not be directly visible from adjacent properties or sensitive lands.
I. Apartments are subject to all other applicable requirements of this title, including,
but not limited to, standards related to streets, utilities, sensitive lands, and signs.
18.230.050 Design Standards
A. Entrances.
1. For dwelling units with internal building access, a minimum of one entrance
per building must be visible and accessible from a public or private street or
outdoor common open space. Additional entrances may face drive aisles, parking
areas, or service areas.
2. For dwelling units without internal building access, a minimum of one entrance
per dwelling unit must be visible and accessible from a public or private street,
outdoor common open space, or drive aisle that has a curb and path adjacent to
the dwelling unit.
8
Chapter 18.230 Apartments
3. A required building entrance must be at an angle that is no more than 45
degrees from the street, common open space, or drive aisle that it faces. A required
building entrance to an individual dwelling unit may exceed this standard where it
opens onto a porch or stoop provided the angle is no more than 90 degrees from
the street, common open space, or drive aisle that it faces.
4. A required building entrance must be covered, recessed, or treated with a
permanent architectural feature that provides weather protection for pedestrians.
The required weather protection must be at least as wide as the entrance, a
maximum of six feet above the top of the entrance, and a minimum of three feet in
depth. The required weather protection may project into the minimum front setback.
B. Windows.
1. All building facades that face a public or private street must include a minimum
of 15% window area.
2. The minimum window area standard does not apply to stories with sloped
roofs or dormers.
C. Facade design.
1. All building facades that face a public or private street or outdoor common
open space must include at least two different architectural features from the list
provided below. An additional two different architectural features per facade are
required on all buildings with 20 or more dwelling units. This standard may be met
by including different architectural features on different facades of the same
building. Buildings that do not include dwelling units are exempt from providing
architectural features on facades that face outdoor common open space areas, but
must provide at least two different architectural features on all street-facing
facades.
a. Facade articulation. A wall projection or recession that is a minimum of six
feet in width and two feet in depth for a minimum of half the height of the
facade and with a maximum distance of 40 feet between projections or
recessions.
b. Roof eave or projecting cornice.
i. An eave that projects a minimum of 12 inches from the building
facade; or
ii. A cornice that projects a minimum of six inches from the building
facade and is a minimum of 12 inches in height.
9
Chapter 18.230 Apartments
c. Roof offsets or dormers.
i. A roof offset that is a minimum of two feet from the top surface of one
roof to the top surface of another roof as measured horizontally or
vertically with a maximum distance of 40 feet between offsets. See Figure
18.230.1; or
ii. One dormer for each top-story dwelling unit that is a minimum of four
feet in width and integrated into the roof form.
Figure 18.230.1 Roof Offset
y\isik.„..\ A
2'•ny rn.•roof•offset1j
\ V
d. Accent siding. A minimum of two different siding materials are used, and
one siding material covers a minimum of 40% of the building facade.
e. Distinct base and top. The first story is visually distinguished from the
upper stories by including a belt course and at least one of the following:
i. a change in surface or siding pattern;
ii. a change in surface or siding material; or
iii. a change in the size or orientation of windows.
f. Window area. A minimum of 50% window area is included.
g. Window shadowing. All windows include at least one of the following:
10
Chapter 18.230 Apartments
i. Window trim that is a minimum of 2.5 inches in width and 0.625
inches in depth; or
ii. Windows that are recessed a minimum of three inches from the
building facade.
h. Balconies. Balconies are included on all upper stories that meet the
dimensional requirement for private open outdoor space provided in
Subsection 18.230.040.D.
i. Covered porches or recessed entrances. All first-story dwelling units with
individual entrances include at least one of the following:
i. A covered porch that is a minimum of five feet in width and depth; or
ii. An entrance area that is a minimum of five feet in width and recessed
a minimum of two feet from the building facade.
j. Enhanced entrances or awnings. A building that provides internal access
to dwelling units includes at least one of the following:
i. A building entrance area that is a minimum of eight feet in width and
is either:
(A) recessed a minimum of five feet from the building facade, or
(B) covered with a permanent architectural feature that provides weather
protection. The architectural feature must be at least as wide as the entry,
a maximum of six feet above the top of the entry, and a minimum of five
feet in depth. The architectural feature may project into the minimum front
setback; or
ii. A permanent architectural feature above all first-story windows, such
as an awning or series of awnings, that are at least as wide as each
window, a maximum of six feet above the top of each window, and a
minimum of three feet in depth. The architectural feature may project into
the minimum front setback.
2. The following building materials are prohibited on all building facades,
including accessory structure facades, that face a public or private street or outdoor
common open space. They may not be used collectively on more than 35% of any
other building facade.
a. Vinyl PVC siding,
b. T-111 plywood,
11
Chapter 18.230 Apartments
c. Exterior insulation finishing (EIFS),
d. Corrugated metal,
e. Plain concrete or plain concrete block,
f. Spandrel glass, or
g. Sheet pressboard.
18.230.060 Accessory Structures
Accessory structures are allowed subject to the following standards:
A. Accessory structures are prohibited in the required front or street side setback;
B. Accessory structures may be located in the required side or rear setback provided
they are a minimum of five feet from the side and rear property lines and a maximum of
15 feet in height; and
C. All accessory structures, including structures required to screen utilities and
service areas, and all site improvements, such as fences, walls, signs, and light fixtures,
must use materials, colors, and architectural design features that are similar in scale
and appearance to those on primary buildings. Chain link fencing and unfinished
concrete blocks are prohibited within 20 feet of any street property line or public access
easement.
12
Chapter 18.230 Apartments
Chapter 18.320
COMMERCIAL ZONE DEVELOPMENT STANDARDS
18.320.010 Purpose and Definition
A. The purpose of this chapter is to provide standards for nonresidential development
and mixed-use development in commercial zones that promote quality development
and enhance the livability, walkability, and safety of the community. Standards
prioritize more dense and walkable development, in order to enhance climate
resilience and economic activity with the limited developable land available in the
city.
B. Definition. Nonresidential development includes mixed use developments with or
18.320.020 Applicability
A. The standards of this chapter apply to nonresidential and mixed-use development
in the C N, C C, C G, C P, MUC, COM, MUC, MUE, and MUR NUE 1, MUE 2, MUR 1,
and MUR 2 zones. Additional standards apply to nonresidential and mixed-use
development in the River Terrace Plan District and Washington Square Regional Center
Plan District as provided in._Chapter , River Terrace Plan District, and
Chapter , Washington Square Regional Center Plan District.
B. Residential development, except for mixed-use development, in commercial
zones is subject to the approval processes and standards of the applicable
housing type in Chapter 18.201', Residential Development Standards.
C. This chapter does not apply to the following:
1. Nonresidential and mixed-use development in the Bridgeport Village
Plan District is subject to the standards of Chapter 18.620, Bridgeport Village
Plan District.
2. Nonresidential and mixed-use development in the MU-CBD zone is
subject to the approval processes and standards of Chapter 18.650, Tigard
Downtown Plan District.
3. Nonresidential and mixed-use development in the TMU zone is subject to
the approval processes and standards of Chapter 18.661 , Tigard Triangle
Plan District.
4. Nonresidential and mixed-use development in the Washington Square
Regional Center Plan District is subject to the standards of Chapter 18.670,
Washington Square Regional Center Plan District.
1
Chapter 18.320 Commercial Zone Development Standards
R. "residential development in the MUC-1z-ene-is subject to the standards of
Chapter 18.620, Bridgeport Village Plan District.
C. This chapter does not apply to nonresidential development in the MU CBD and
1 1 . _ . . . . . _ _
• ■. •.
Chapter , Tigard Triangle Plan District, respectively.
D. Residential development in commercial zones is subject to thc approval processes
and standards of thc applicable housing type in Chapter 18.200, Residential
Development Standards.
18.320.030 Application Type
Nonresidential development in commercial zones requires a site development review
application, except where a conditional use or planned development application is
required or proposed.
18.320.040 Development Site Design Standards
A. Base zone standards. gase�;-a development standards arc provided in Table
18.320.1.
1. Base zone site design standards are provided in Table 18.320.1. and
Subsections 18.320.040.6 - J.
2. Existing development or proposed additions are exempt from maximum
building setback standards.
Table 18.320.1
Commercial Zone Site Desi•n Standards for Nonresidential Develo•ment
Standard COM MUC MUE MUR
Minimum Setback (ft)
- Front or street-facing 1 1 1 1
- Side or rear adjacent
to nonresidential or 0 0 0 0
RES-E zone
2
Chapter 18.320 Commercial Zone Development Standards
Reduced setbacks and removal of lot coverage requirements allow for
more dense development while tree canopy standards continue to apply.
- Side or rear adjacent
to a RES-A—RES-D 15 0 15 20
zone
Maximum front or 20
street-facing Setback None 12 12
(ft) — —
Maximum Lot Coverage 100% 100% 100% 100%
Minimum Landscape 0% 0% 0% 0%
Area — — — —
Minimum Site Tree The minimum site tree canopy standards are provided
Canopy Coverage in Section 18.420.060.
Minimum Parking Lot The minimum parking lot tree canopy standards are
Tree Canopy Coverage provided in Subsection 18.410.030.M.
Table483204
NIUE-
C-At 2-and M-U-R- d
Stard and C- G-G C-P M-U E nn, l 1
r a-
� 2
H
H
Minimum Setback (ft)
- Front None None None None 1-0 None None
- Strcct side None None Nona Nonc 1-0 5 None
Side 0 or 20 0-Of 9-Of CI-Of 0-Of CI-Of- 0 or 20 [3}
[21 20 [31 20 [3} 20 [3} 20 [31 20 [3}
Rear 0-er 0 �-Of 00� CI-Of 0� 0 or 20 [3}
20 [21 20 [31 20 [3} 20 [31 20 [31 20 [3}
Maximum Setback (ft)
Front None
20 or 10 None None 20 20 20
{I
Street side None
20 or 10 Nonc None 20 20 20
[4}
{ft)
Minimum Height None None Nonc None None stories 2 2 stories
3
Chapter 18.320 Commercial Zone Development Standards
Maximum Height 35 45 45 45 60 75 200
{ft)
Maximum Lot 85% 85% 85% 80% 80% 80% Coe
Coverage
Minimum1_5974 1_597420% 20% 20%
Landscape—Area
Minimum FAR [5} None None None None 0.3 0-6 1 .25
Maximum FAR [5} None None None 0,4—[61 None None None
[1] See Chapter 18.670, Washington Square Regional Center Plan District, for
additional development standards.
[2] Minimum side and rear setbacks are zero feet, except the minimum side and rear
setbacks are 20 feet where the site abuts a residential zone.
[3] Minimum side and rear setbacks are zero feet, except the minimum side and rear
- -- - - - A . e - ■
District. See Map 18.660.A.
• . 1 I A - .
- A . . ee
in mixed use developments is included in the floor area calculation to determine
conformance with FAR.
[6] Commercial lodging uses are not subject to this requirement.
B. Setbacks. Minimum and maximum building setbacks are met when at least
70 percent of the building facade facing a public or private street is located within
the setback.
C. Common space. Mixed-use development in the MUR and MUC zones is
required to provide common space as provided in Subsection 18.230.040.C.
BD. Landscaping and screening. All required landscaping, including landscaping
Chapter .i o.' , Landscaping and Screening. Landscaping and screening standards
are provided in Chapter 18.420, Landscaping and Screening. Landscaping and
screening are required as follows:
- ••••••• _
Landscaping standards are provided in Section 18.420.040. Any landscape area
that meets the L 2 standard may count toward meeting the minimum area standard.
4
Chapter 18.320 Commercial Zone Development Standards
Clarification regarding how setbacks are met.
Mixed-use development in the MUR and MUC zones required to provide
common space.
Clarification to landscaping standards.
2: Screening standards are provided in Section 18.420.050. Screening is
required as follows:
al. Service areas and wall- and roof-mounted utilities must be screened to
the S-1 standard. Service areas and utilities are also subject to the standards
in Subsection 18.320.040.D.
b2. Nonresidential development that abuts a residential zone must be
screened to the S-3 standard along all property lines, except street property
lines.
G3. Surface vehicle parking areas, loading areas, drive aisles, and stacking
lanes for drive-through services within 20 feet of a street property line must be
screened to the S-4 standard. Screening must be provided directly adjacent to
the street property line, except where access is taken.
3. The minimum trcc canopy standards for the site and any off street vehicle
parking areas are provided in Section 18.420.060.
GE. Pedestrian access.
1. Paths are required and must provide safe and convenient pedestrian access
from public sidewalks abutting the site to all required building entrances on the site.
A minimum of one path is required for every 200 linear feet of street frontage.
2. For every 200 linear feet of street frontage, a minimum of one path must
be provided that connects an adjacent planned or existing sidewalk to a
building entrance or structure intended for public access.
23. Paths must provide safe and convenient pedestrian access within the site
between all buildings, uses, and areas designed for use by pedestrians. Paths
within parking areas or along drive aisles are subject to additional standards in
Chapter ,�.�+ ��, Off-Street Parking and Loading.
34. Paths must extend to the perimeter property line to provide access to existing
or planned pedestrian facilities on adjacent properties, such as trails or public
access easements, where practicable.
45. Paths must be constructed with a hard surface material and have a minimum
unobstructed width of five feet.
OF. Utilities and service areas.
1. Private utility facilities, such as transformers or control valves, that serve a
single development must be located below ground or a minimum of 20 feet from
any street property line or any property line adjacent to a residential zone if
5
Chapter 18.320 Commercial Zone Development Standards
Tree canopy standards moved to table for higher visibility.
located above _ground. . • - -- _ _ . _ _ _- • - _ • _ ' '
greater in volume or with any one dimension gr ter than two feet must meet the
following standards where not wall or roof mounted or located inside a building:
a. The facility may not be located within 20 feet of any street property line;
and
reflective material.
2. Service areas, such as waste and recycling containers, outdoor storage, and
mechanical equipment, may not be located within 20 feet of any street property line
or any property line adjacent to a residential zone, except where located inside
a building.
€G. Lighting.
1. Minimum illumination levels are measured horizontally at ground level.
a. The minimum average illumination is 1.5 footcandles for paths, except
those within parking areas, which are subject to the lighting standards in
Chapter 18.410, Off-Street Parking and Loading. All points of measurement
must be a minimum of 0.5 footcandles.
b. The minimum average illumination is 3.5 footcandles for required building
entrances and 2.0 footcandles for any non-required building entrances. All
points of measurement must be a minimum of 1.0 footcandle.
2. Maximum illumination levels are measured vertically at the property line. The
maximum illumination is 0.5 footcandles at side and rear property lines, except that
the maximum illumination may be increased to 1.0 footcandle where the
development abuts a commercial or industrial zone.
3. Lighting must be shielded, angled, or located such that it does not shine
upwards or directly onto adjacent properties or sensitive lands.
H. Driveways. The following standards apply to new driveways or substantial
redevelopment.
1. For each street frontage less than or equal to 300 feet in length, a
maximum of one driveway per street frontage is allowed.
2. For each street frontage more than 300 feet in length, a maximum of one
driveway for every 200 feet of street frontage is allowed.
6
Chapter 18.320 Commercial Zone Development Standards
New driveway and parking area standards provide more clear and
objective criteria that promote pedestrian friendliness.
I. Parking and loading areas.
1. Vehicle parking and loading areas must be designed and located to
minimize conflicts between vehicular and non-vehicular traffic.
2. Loading areas must be designed and located to minimize adverse
impacts on adjacent properties when adjacent to a residential zone.
3. A minimum of 50 percent of required bicycle parking spaces must be
located within 20 feet of the street property line and be visible to pedestrians
from the public sidewalk in front of the site.
4. Bicycle parking may be located in the public rigj t-of-way with approval
of the City Engineer.
FJ. Other standards. Development in commercial zones is subject to all other
applicable standards of this title, including, but not limited to, standards related to
parking and loading, streets and utilities, sensitive lands, and signs.
18.320.050 Building Design Standards
A. Floor Area Ratio (FAR). There are no minimum or maximum FAR
requirements for development in commercial zones.
AB. Entrances.
1 . A minimum of one entrance per building, or tenant space within a building
without internal building access, must be visible and accessible from a public street.
2. A required entrance must be within 1 foot above or below the grade of
the adjacent sidewalk.
32. A required building entrance must be at an angle that is no more than 45
degrees from the street that it faces.
43. A required building entrance must be covered, recessed, or treated with a
permanent architectural feature that provides weather protection for pedestrians.
The required weather protection must be at least as wide as the entrance, a
maximum of six feet above the top of the entrance, and a minimum of three feet in
depth. The required weather protection may project into the minimum front setback.
B. Windows. Buildings or tenant spaces designed for first story use by Eating and
Drinking Establishments, Sales Oriented Retail, Repa+r-Oriented Retail, Personal
Chapter 18.320 Commercial Zone Development Standards
Removal of FAR requirements simplifies development review process.
Services, and Office uses must include a minimum of 50% window area on all first story
street facing facades. (Ord. 20 01 §1; Ord. 18 28 §1)
C. Windows. Building facades facing public or private streets when located
within 35 feet of the street-facing property line must include a minimum window
area as provided in Table 18.320.3.
Table 18.320.3
Minimum Window Area
Story Use Minimum Window Area
First Story Nonresidential 50% of facade
Residential 30% of facade
Upper Stories Nonresidential 30% of facade
Residential 20% of facade (not applicable
to stories with sloped roofs
or dormers)
D. Building Height.
1. The minimum and maximum building height for each zone is provided in
Table 18.320.4.
2. In all zones, the facade facing a public or private street must include a
first story with a minimum height of 12 feet and maximum height of 25 feet.
Where the minimum height is 25 feet in Table 18.320.4, the building must
provide a minimum of two stories.
Table 18.320.4
Hei.ht b Zone
Development or Use Minimum Minimum Maximum
Zone Building Stories Building Height
Height (in Required (in feet)
feet)
Nonresidential 12 1 45
COM Mixed-use 25 2 100
Nonresidential 12 1 75
MUE Mixed-use 25 2 100
MUC Any 12 1 185
Residential 12 1 60
MUR Mixed-use 25 2 60
8
Chapter 18.320 Commercial Zone Development Standards
New window requirements apply to all development and support an
enjoyable pedestrian environment.
New building heights allow more density while first story height minimums
promote more enjoyable pedestrian environment.
E. Roofs. Roofs must have a minimum solar reflectance index of at least 64.
Any roof area not meeting this standard must be constructed as an ecoroof,
except where being used for mechanical equipment, stairwells, solar arrays,
maintenance access, rooftop parking, rooftop decks, skylights, or mechanical
equipment.
F. Building Projections. Building projections are allowed as follows:
1. Architectural elements such as eaves, cornices, and bay windows may
project a maximum one foot into the minimum building setback as shown in
Figure 18.320.1.
2. Balconies may project into the minimum building setback and public
right-of-way as shown in Figure 18.320.1. Balconies may project a maximum
of 4 feet into the right-of-way. Balconies that project into the right-of-way
must have a minimum vertical clearance of 10 feet from sidewalk grade and
are subject to approval by the Cit ry En_gineer.
3. Weather protection elements, such as canopies or awnings, may project
into the right-of-way a maximum of 6 feet or the minimum sidewalk width
along the building frontage, whichever is less. Elements that project into the
right-of-way must have a minimum vertical clearance of 8 feet from sidewalk
grade and are subject to approval by the City Engineer.
Figure 18.320.1 Building Projection Standards
9
Chapter 18.320 Commercial Zone Development Standards
New roof requirements promote carbon responsibility.
Clarifications to allowed projections.
Building Projection Standards
1'max.projection into minimum building setback
•
11_11 4'max.projection imo public right-of--way
4—3'min,depth For required weather protection
and 6'max.projection into public right-of-way
8-min.vertical clearance
1
1 .. T
Private property Public tight.4t•wiy
G. Facade Variation. All street-facing facades more than 50 feet in length that
are located within 35 feet of a street property line must provide at least one
element from the following list. Elements must be repeated or distributed along
the length of the facade so that there is no more than 40 feet between elements.
1. A change in surface or siding material, color, or pattern; or
2. A wall projection or recession that is a minimum of six feet in width
and two feet in depth for a minimum of half the height of the facade.
1 . 1
_ ._ e. . ee ._. ._
1. Pedestrian access.
- .
maintenance materials such as pavers, bricks, or scored concrete.
2. Site design.
10
Chapter 18.320 Commercial Zone Development Standards
Clear and objective facade variation requirements to promote an enjoyable
pedestrian environment.
a. Minimum and maximum building setbacks are met when at least 70
b. Vehicle parking and loading areas must be located to the side or rear of
primary buildings and not between primary buildings and the street property
line.
c. Vehicle parking and loading areas must be designed and located to
d. Loading areas must be designed and located to minimize adverse
residential uses.
c. Landscaping must be designed and located to emphasize the major
non vehicular circulation within parking areas.
f. The following bicycle parking standards apply to the nonresidential
component of a mixed use or single use development. Where a mixed use
'a . - • • 1 I • .. e -- - - --- e --
development.
1. A minimum of 50 percent of required bicycle parking spaces must be
located within 20 feet of the street property line and be visible to
pedestrians from the public sidewalk in front of the site;
ii. A minimum of 50 percent of required bicycle parking spaces must be
trail; an4
of the City Engineer.
a unique site or building design feature such as an angled or rounded building
corner, prominent building entrance, permanent seating area, water feature,
sculpture, or distinctive paving or landscaping.
3. Building design.
a. All street facing facades must provide a minimum of 50 percent of window
all upper story facades, except that residential uses on upper stories must
11
Chapter 18.320 Commercial Zone Development Standards
b. All street facing facades must include pedestrian scale architectural
design features such as awnings, window shadowing, accent siding, roof
have a minimum vertical clearance of 8 feet from sidewalk grade and a
minimum horizontal projection of 5 feet from building facade.
c. All building facades, other than street facing facades, that are visible from
public parking areas and adjacent properties must provide visual interest and
avoid large blank walls through the use of windows, doors, color, landscaping,
or wall treatments.
. - --. -
and service ar as, and all site improvements, such as fences, walls, signs, and
arc similar in scale and app arance to those on primary buildings. Chain link
fencing and unfinished concrete blocks are prohibited.
B. C G zone within the Tigard Triangle. The following standards apply to
development in the C G zone within the Tigard Triangle. These standards apply in
- _f - - �.
:.**I. A . . _
Triangle.
.. . . . --
Highway 99W, Dartmouth Street, 72nd Avenue, 7'1th Avenue, and 68th Parkway.
practicable.
2. All street facing facades within the required setbacks must include windows on
a minimum of 50 percent of the first story facade ar a. First story facade arc iJ
measured from 3 feet above grade to 9 feet above grade the entire length of each
street facing facade.
one of the following features:
a. A change in surface or siding material, color, or pattern;
b. A wall recession or projection that is a minimum of 6 feet in width and 2
feet in depth for the entire height of the facade;
c. A projecting cornice or eave; or
12
Chapter 18.320 Commercial Zone Development Standards
rJ Other design features that reflect the building's structural system.
1. All street facing facades that extend more than 300 feet must provide a
5. The area between the building facade and the street property line must-bc
landscaped or include hardscapc materials that increase the width of the adjacent
may count toward meeting the base zone landscape area standard.
6. Surface vehicle parking and loading areas must be located to the side or rear
of primary buildings and not between primary buildings and the street property line.
18.320.070 Additional Standards for Adult Entertainment Uses
A. Adult Entertainment uses are prohibited within 500 feet of any:
1. Residential zone,
2. Public or private primary, elementary, junior, middle, or high school,
3. Day care or hospital,
4. Public library,
5. Public park, or
6. Religious institutionfacility.
B. Hours of operation are limited to between 10 a.m. and 1 a.m.
C. Windows less than 7 feet from the ground must be covered or screened such that
sales areas and merchandise are not visible from public sidewalks.
D. Doors and windows must be closed at all times except for normal ingress and
egress.
E. Any sound transmitted by any means that is audible outside the structure
containing the use is prohibited.
13
Chapter 18.320 Commercial Zone Development Standards
Chapter 18.330
INDUSTRIAL ZONE DEVELOPMENT STANDARDS
Chapter 18.330 INDUSTRIAL ZONE DEVELOPMENT STANDARDS
18.330.010 Purpose and Definition
A, The purpose of this chapter is to provide standards for nonresidential development
in industrial zones that serve industrial and manufacturing users while allowing for
safer, more comfortable, and more attractive streetscapes for pedestrians.
promote quality development and enhance the livability, walkability, and safety of the
community.
B. ID nition Nonresidential-d-evellopm ent i-nodes, mixed use and single use
developments that contain a civic, institutional, commercial, industrial, or other
nonresidential use. (Ord. 18 28 §1)
18.330.020 Applicability
A. The standards of this chapter apply to nonresidential development in the IND zone.
I P, I L, and I H zones.
B. Nonresidential development in the IND I-- zone within the Durham Advanced
Wastewater Treatment Facility Plan District is subject to the standards of
Chapter 18.630, Durham Advanced Wastewater Treatment Facility Plan District.
18.330.030 Application Type
Nonresidential development in the IND zones-requires a site development review
application, except where a conditional use or planned development application is
required or proposed.
18.330.040 Development Site Design Standards
A. Base zone development site design standards are provided in Table 18.330.1.
Table 18.330.1
Industrial Zone Site Design Standards for Nonresidential Development
Standard IND
Minimum Setbacks
- Front and street-facing 1 ft
1
New setback standards consistent with the existing I-H (Heavy Industrial)
zone standards, which are the most generous of the existing industrial
zone setback standards.
Table 18.330.1
Industrial Zone Site Design Standards for Nonresidential Development
Standard IND
- Side or rear adjacent to 50 ft
residential zone
- Side or rear adjacent to 1 ft
nonresidential zone
Maximum Lot Coverage 85%
Minimum Landscape Area I 15%
Minimum Site Tree Canopy The minimum site tree canopy standards are
Coverage provided in Section 18.420.060.
Minimum Parking Lot Tree The minimum parking lot tree canopy standards
Canopy Coverage are provided in Subsection 18.410.030.M.
Table 18.330.1
Standard 1-R
Minimum Setbacks (ft)
Front 35 30 30
- Strcct side 20 20 20
Side [1} None None None
Rear[11 None None None
Maximum Height (ft) /15 45 45
Maximum Lot Coverage 75% [2} 85% 85%
Minimum Landscape Area 25% [2} 15% 15%
{1] Minimum side and rear setbacks are 0 feet, except the minimum side and rear
setbacks are 50 feet where the site abuts a residential zone.
{2] Maximum lot coverage may be increased to 80% and minimum landscape area
Io .... .e
where the standards in Subsection 18.330.040.D are met.
2
B. Landscaping and screening. All required landscaping, including landscaping used
to meet screening or tree canopy standards, is subject to the general provisions of
Chapter 18 A')-, Landscaping and Screening.
1. The minimum landscape area standard is provided in Table 18.330.1.
Landscaping standards are provided in Section '8.420.040. Any landscape area
used to meet minimum landscaping requirements must meet the L-2
standard. that meets the L 2 standard may count toward meeting the minimum
arca standard.
2. Screening standards are provided in Section 18.420.050. Screening is
required as follows:
a. Service areas and wall- and roof-mounted utilities must be screened to
the S-1 standard. Service areas and utilities are also subject to the standards
in Subsection 18.330.040.C.
b. Nonresidential development that abuts a nonindustrial zone must be
screened to the S-3 standard along all property lines abutting the
nonindustrial zone, except street property lines.
c. Surface vehicle parking areas, loading areas, and drive aisles, and
stacking lanes for drive through services within 20 feet of a street property line
must be screened to the S-4 standard. Screening must be provided directly
adjacent to the street property line, except where access is taken.
parking areas are provided in Section 18.420.0a-
C. Utilities and service areas.
1. Private utility facilities, such as transformers or control valves, that serve a
single development must be located below ground or a minimum of 20 feet from
any street property line or any property line adjacent to a residential zone if
located above ground. unless the functional properties of the facility require
greater in volume, or with any one dimension gr to than two fcct, must mcct the
and
reflective material.
3
Clarified landscaping requirements.
Canopy standards moved to table above for greater visibility.
Clarified utility screening requirements.
2. Service areas, such as waste and recycling containers, outdoor storage, and
mechanical equipment, may not be located within 20 feet of any street property line
or any property line adjacent to a residential zone, except where located inside
a building.
D. Lighting. Lighting must be shielded, angled, or located such that it does not
shine upwards or onto adjacent residentially-zoned properties or sensitive lands.
The maximum illumination is 0.5 footcandles measured vertically at the property
line where abutting a residential zone or sensitive lands. e e . -The following standards apply to all nonresidential development in the I P zone that
propose to increase maximum lot coverage to 80% and reduce minimum landscape
ar a to 20%:
1. Street trees must be a minimum caliper of three inches at planting;
3. The applicant must provide documentation of an adequate on going
maintenance program to ensure appropriate irrigation and maintenance of the
landscape area.
E. Pedestrian access.
■ _ - -• _ .
of one path is required for every 200 linear feet of street frontage.
■ . • . . . •.. . - - ..- . .e. .. .
in Subsection 18.410.040.8.
21. Paths are required and must provide safe and convenient pedestrian
access within the site between all buildings, uses, and areas designed for
use by pedestrians. Paths within parking areas or along drive aisles are
subject to additional standards in Chapter 18.410, Off-Street Parking and
Loading.
32. Paths must extend to the perimeter property line to provide access to existing
or planned pedestrian facilities on adjacent properties, such as trails or public
access easements, where practicable.
43. Paths must be constructed with a hard surface material and have a minimum
unobstructed width of five feet.
4
New lighting requirements clarify nuisance code standards and respond to
existing resident concerns regarding light pollution from nearby industrial
uses.
Simplified pedestrian access requirements for industrial users.
II . ■_ . .. - -
18.330.050 Building Design Standards
A. Height. There is no minimum or maximum height.
B. Roofs. Roofs must have a minimum solar reflectance index of at least 64.
Any roof area not meeting this standard must be constructed as an ecoroof,
except for areas used for stairwells, solar arraysLrooftop parking, rooftop decks,
sunroofs, or mechanical equipment.
C. Loading docks and bays. New buildings or additions may include a
maximum of one elevated loading dock per tenant or per 100 lineal feet of
building facade, whichever is greater. There is no maximum number of at-grade
loading docks or roll-up garage doors.
5
Removal of height requirements allow for more dense and innovative
industrial development as the market evolves.
New roof requirements encourage carbon responsibility.
Limit on loading docks and bays disincentivizes new buildings designed for
warehouse users, which are not allowed in the IND zones.
Chapter 18.670
WASHINGTON SQUARE REGIONAL CENTER PLAN DISTRICT
Sections:
18.670.010 Purpose
18.670.020 Applicability
18.670.030 General Provisions
18.670.040 Review Process
18.670.050 Land Use Standards
18.670.060 Housing Types
18.670.070 Site Design Standards
18.670.080 Building Design Standards
18.670.090 Additional Standards for Residential or Mixed-Use Development
18.670.100 Transportation Standards
18.670.010 Purpose
The purpose of this chapter is to implement the land use and transportation policy
framework for the portion of the Washington Square Regional Center within Tigard's
urban planning area. This chapter implements the goals and policies of the Tigard
Comprehensive Plan and Metro's long-range growth management plan for the Portland
metropolitan area, particularly those related to regional centers. It also advances the
goals of the Department of Land Conservation and Development's Climate-Friendly and
Equitable Communities program.
The standards and procedures in this chapter are designed to:
A. Facilitate a complementary mix of residential and nonresidential land uses that
support a wide range of working, living, shopping, and travel options.
B. Foster urban-scale development at transit-supportive levels throughout the entire
plan district, but particularly in the Design Review Subdistrict, to meet the needs of
Tigard and the region in a carbon-responsible and climate-resilient manner.
C. Promote the development of safe, comfortable, and interesting public gathering
spaces and active transportation facilities that support a walkable and vibrant urban
environment.
D. Respect the needs of the community and the area's unique and diverse
development patterns through the creation of three subdistricts.
1. Design Review Subdistrict. The purpose of this subdistrict is to facilitate the
development of a highly urbanized mixed-use neighborhood that prioritizes the
comfort and needs of people by utilizing pedestrian-scale design principles and
New Washington Square Regional Center (WSRC) Plan District code
chapter repeals and replaces the existing plan district chapter. New code
reflects the policies adopted through the WSRC Update Project.
Three subdistricts allow for more nuanced application of use and
development standards in the plan district.
providing a variety of inviting public spaces and high-quality active
transportation facilities.
2. Apartment Subdistrict. The purpose of this subdistrict is to facilitate the
development of apartments at a variety of scales to the exclusion of all other
housing types.
3. Metzger Business Subdistrict. The purpose of this subdistrict is to foster
neighborhood-scale mixed-use development that reinforces the identity of this
area as a local commercial hub.
18.670.020 Applicability
A. Applicability. The standards and procedures in this chapter apply to all property
within the Washington Square Regional Center Plan District, with the following
clarifications:
1. Property within the Residential-B (RES-B) zone or the Parks and Recreation
(PR) zone is exempt from the provisions of this chapter, but not from the
provisions of this title.
2. Property within the subdistricts shown on Map 18.670.A are subject to different
or additional development standards, use restrictions, or review processes as
provided in this chapter.
B. Boundary map. The plan district, base zones, subdistricts, and jurisdictional
boundaries are shown on Map 18.670.A. These boundaries, except for the
subdistricts, are also included on the Tigard Zoning Map.
C. Unincorporated Washington County. This chapter includes future zoning
designations for unincorporated Washington County property within the plan district.
The standards and procedures in this chapter, including the zoning designations
shown on Map 18.670.A, will apply to these properties upon annexation to the City
of Tigard.
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18.670.030 General Provisions
A. The standards and procedures in this chapter apply in addition to all other
applicable provisions of this title, except that this chapter supersedes the standards
in the following chapters:
1. Chapter 18.100, Base Zones; and
2. Chapter 18.300, Nonresidential Development Standards.
B. The standards and procedures in this chapter govern in the event of a conflict.
C. The standards and procedures in Tigard Municipal Code Chapter 15.16,
Encroachment Permits, apply where any privately-owned structures or furnishings
allowed by this chapter are proposed to encroach into the public right-of-way.
18.670.040 Review Process
A. Plan District Review Process. The following review processes apply to
development in the plan district, except for development in the Design Review
Subdistrict, which is subject to the approval processes provided in Section
18.670.040.8.
1. New nonresidential development or mixed-use development requires a site
development review application as provided in Chapter 18.780, Site
Development Reviews, except when a conditional use or planned development
is required or proposed.
2. Residential development, except for mixed-use development, is subject to the
review processes associated with the proposed housing type, as provided in
Chapter 18.200, Residential Development Standards.
B. Design Review Subdistrict Review Process. The following review processes apply
in the Design Review Subdistrict.
1. Residential development, except for mixed-use development, that complies
with the additional standards provided in Subsection 18.670.090.6 is subject to
the review processes associated with the proposed housing type, as provided
in Chapter 18.200, Residential Development Standards.
2. Mixed-use development that complies with all applicable standards provided in
this chapter requires a site development review application as provided in
Chapter 18.780, Site Development Reviews.
3. The following types of development require a development design review as
Within the Design Review Subdistrict (see Map 18.670.A above),
nonresidential development requires a Development Design Review
application. Residential and mixed-use development can follow a clear and
objective pathway or elect to be reviewed through a development design
review application.
provided in Chapter 18.725, Development Design Reviews:
a. Mixed-use development that does not comply with all the standards
provided in this chapter;
b. Residential development that does not comply with the additional standards
provided in Subsection 18.670.090.B; or
c. New nonresidential development or a major modification to nonresidential
development.
C. Boundary amendments. Plan district or subdistrict boundary amendments are
subject to the legislative process in Chapter 18.790, Text and Map Amendments.
18.670.050 Land Use Standards
A. General provisions. A list of allowed, restricted, conditional, and prohibited uses is
provided in Table 18.670.1.
1. Allowed (A). Uses that are allowed, subject to all of the applicable provisions of
this title.
2. Restricted (R). Uses that are subject to special requirements, exceptions, or
restrictions provided in Subsections 18.670.050.B-D. Use restrictions may be
adjusted through an adjustment application as provided in Chapter 18.715,
Adjustments, a development design review application as provided in Chapter
18.725, Development Design Reviews, or a planned development review
application as provided in Chapter 18.770, Planned Developments.
3. Conditional (C). Uses that require the approval of the Hearings Officer using
discretionary criteria. The approval process and criteria are provided in
Chapter 18.740, Conditional Uses.
4. Prohibited (P). Uses that are not allowed under any circumstance and are not
adjustable through an adjustment nor a development design review.
Table 18.670.1
Land Uses by Zone
Land Use Categories MUC Zone MUE Zone MUR Zone
Residential Use Category
Residential Use A R A
Civic Use Categories
Residential allowed as standalone residential or mixed-use development in
the MUC and MUR zones. Allowed as mixed-use development with at least
30 percent employment uses in the MUE zone.
Table 18.670.1
Land Uses by Zone
Land Use Categories MUC Zone MUE Zone MUR Zone
Basic Utility R/C R/C R/C
Cemetery P P P
Detention Facility P P P
Government Services A A A
Railroad Yard P P P
School or Religious Facility C C C
Temporary Shelter A A A
Transportation and Utility Corridor A A A
Wireless Communications Facility R R R
Commercial Use Categories
Adult Entertainment P P P
Commercial Lodging A A A
Indoor Sales and Services R R R
Major Event Entertainment C P P
Mobility Hub R R R
Motor Vehicle Fuel Sales P A P
Motor Vehicle Sales and Rental R R P
Motor Vehicle Servicing P R P
Non-Accessory Parking R R P
Office A A R
Outdoor Sales and Services P P P
Self-Service Storage P P P
Industrial Use Categories
Industrial and Manufacturing R R P
Off-Site Services P R P
Warehouse and Distribution P P P
Waste-Related Facility P P P
Wholesale and Equipment Rental P R P
Existing allowances for Motor Vehicle Sales and Rental and Motor Vehicle
Servicing remain in place.
Industrial and Manufacturing uses allowed in the MUC and MUE zones
when located completely within a building.
B. MUC zone use restrictions.
1. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second story of
a mixed-use development.
2. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
3. Indoor Sales and Services.
a. The maximum gross floor area is 30,000 square feet per tenant for new
buildings and additions. New tenants in the existing footprint of existing
buildings are exempt from this restriction.
b. All inventory and materials, except parking, must be contained completely
within a building.
c. Outdoor animal kennels are prohibited. All animal kennels associated with
breeding, boarding, or sales must be contained completely within a
building.
d. Uses with drive-through services are prohibited.
4. Mobility Hub. A maximum of ten car charging stations is allowed per hub.
5. Motor Vehicle Sales and Rental.
a. This use is prohibited outside the Design Review Subdistrict.
b. All sales and rental inventory, materials and equipment, and vehicle service
areas must be contained completely inside a building, except for the
existing Motor Vehicle Sales and Rental development located at the
northwest corner of Highway 217 and Greenburg Road.
c. If the use includes accessory motor vehicle servicing activities,
i. Any adverse impacts from the proposed servicing activities are
mitigated to the extent practicable, including, but not limited to, noise,
odors, and vibrations;
ii. All customer vehicle drop-off areas associated with the proposed
servicing activities are clearly identified and designed to prevent
vehicle idling and queuing outside of a building; and
iii. The proposed servicing activities and associated driveways,
accessways, drive aisles, and parking areas are located and designed
to support pedestrian access, safety, and comfort.
6. Non-Accessory Parking. This use is allowed only as structured parking with at
least two floors of parking.
7. Industrial and Manufacturing. All inventory and materials, except parking, must
be contained completely within a building.
C. MUE zone use restrictions.
1. Residential Use.
a. Any combination of residential and nonresidential use proposed for the same
site and not contained in a mixed-use development requires planned
development review.
b. Allowed civic, allowed commercial, or restricted industrial uses must make
up at least 30 percent of the gross floor area.
2. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second story of
a mixed-use development.
3. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
4. Indoor Sales and Services.
a. The maximum gross floor area is 30,000 square feet per tenant.
b. All inventory and materials, except parking, must be contained completely
within a building.
c. Outdoor animal kennels are prohibited. All animal kennels associated with
breeding, boarding, or sales must be contained completely within a
building.
d. Uses with drive-through services are prohibited.
5. Mobility Hub. A maximum of ten car charging stations is allowed per hub.
6. Motor Vehicle Sales and Rental. All sales and rental inventory, materials and
equipment, and vehicle service areas must be contained completely within a
building or located behind a building such that inventory and service areas are
not visible from Cascade Avenue.
7. Motor Vehicle Servicing. All activities and storage, including any vehicle
inventory, must be contained completely within a building.
8. Non-Accessory Parking. This use is allowed only as structured parking with at
least two floors of parking.
9. Industrial and Manufacturing. All inventory and materials, except parking, must
be contained completely within a building.
10. Off-Site Services.
a. The maximum gross floor area is 20,000 square feet per tenant.
b. A maximum of 20 vehicles may be parked overnight on-site.
c. All inventory and materials, except parking, must be contained completely
within a building.
11. Wholesale and Equipment Rental.
a. The maximum gross floor area is 20,000 square feet per tenant.
b. All inventory and materials, except parking, must be contained completely
within a building.
D. MUR zone use restrictions.
1. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second story of
a mixed-use development.
2. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
3. Indoor Sales and Services. This use is allowed only as part of a mixed-use
development.
4. Office. This use is allowed only as part of a mixed-use development.
18.670.060 Housing Types
A. A housing type is not a use category. It describes a type of development that can
contain a Residential use.
B. A list of allowed, limited, and prohibited housing types is provided in Table
18.670.2. Terms and abbreviations used are defined as follows:
1. Yes, allowed (Y). Housing types that are allowed.
2. Limited (L). Housing types that are allowed subject to specific limitations.
3. No, prohibited (N). Housing types that are not allowed under any circumstance.
C. All housing types are subject to the standards and provisions of the applicable
development standards chapter. The applicable chapter for each housing type is
provided in Table 18.670.2.
D. All allowed housing types may be built on site or manufactured off site.
Table 18.670.2
Washin•ton S•uare Re•ional Center Housin• T •es
Housing Types Applicable MUC MUE MUR
Chapter
Accessory Dwelling 18.220 N N L
Units
Apartments 18.230 L N Y
Cottage Clusters 18.240 N N L
Courtyard Units 18.250 N N L
Mobile Home Parks
18.260 N N N
Quads 18.270 N N L
Rowhouses 18.280 L N L
Small Form 18.290 N N L
Residential
Mixed-Use 18.670 Y Y Y
Development
Y=Yes, Allowed L=Limited N=No, Prohibited
E. Limited housing types in subdistricts.
1. Limited housing types in the MUC zone.
a. Rowhouses are allowed only in the Design Review Subdistrict.
b. Only mixed-use development is allowed in the Metzger Business
Subdistrict. All other housing types are prohibited.
2. Limited housing types in the MUR zone. Only apartments and mixed-use
development are allowed in the Apartment Subdistrict. All other housing types
are prohibited.
18.670.070 Site Design Standards
A. General provisions.
1. Site design standards for nonresidential and mixed-use development are
provided in Table 18.670.3 and Subsections 18.670.070.B - G.
2. Residential development, except for mixed-use development, is subject to
standards of the applicable housing type in Chapter 18.200, Residential
Development Standards.
3. Development reviewed through a development design review application is not
subject to these standards and is evaluated through the development design
review process.
Table 18.670.3
Site Design Standards by Zone
Setback Standards MUC Zone MUE Zone 1 MUR Zone
Minimum Setback in Feet
- Front or street property line 1 I 1 1
- Side or rear adjacent to nonresidential 0 0 0
or mixed-use zone
- Side or rear adjacent to a residential 0 15 20
zone
Maximum Setback in Feet
Apartments, rowhouses, and mixed-use development allowed in the Design
Review Subdistrict. Only Mixed-use development is allowed in the Metzger
Business Subdistrict, which prioritizes neighborhood-scales business
activity.
Clarifications regarding when standards in this section apply.
- Front or street property line 12 I 12 I 20
Lot Coverage No minimum or maximum lot coverage.
Landscape Area No minimum or maximum landscape area.
Minimum Site Tree Canopy Coverage The minimum site tree canopy standards
are provided in Section 18.420.060.
Minimum Parking Lot Tree Canopy The minimum parking lot tree canopy
Coverage standards are provided in Subsection
18.410.030.M.
B. Setbacks.
1. Minimum and maximum building setbacks are met when at least 70 percent of
the building facade is located within the required setbacks.
2. Existing development and proposals for attached additions are exempt from
maximum building setback standards.
C. Landscaping and Screening. Landscaping and screening standards are provided in
Chapter 18.420, Landscaping and Screening. Landscaping and screening are
required as follows:
1. The area between the building facade and the street property line must be
landscaped to the L-2 standard.
2. Service areas and wall- and roof-mounted utilities must be screened to the S-1
standard. Service areas and utilities are also subject to the standards in
Subsection 18.320.040.D.
3. Nonresidential development that abuts a residential zone must be screened to
the S-3 standard along all property lines, except street property lines.
4. Surface vehicle parking areas, loading areas, drive aisles, and stacking lanes
for drive-through services within 20 feet of a street property line must be
screened to the S-4 standard. Screening must be provided directly adjacent to
the street property line, except where access is taken.
D. Pedestrian access.
1. Paths are required and must provide safe and convenient pedestrian access
from public sidewalks abutting the site to all required building entrances on the
site.
2. A minimum of one path to a building or structure intended for public access is
required for every 200 linear feet of street frontage.
Setback and lot coverage requirements allow for more dense development
while tree canopy requirements continue to apply.
3. Paths must provide safe and convenient pedestrian access within the site
between all buildings, uses, and areas designed for use by pedestrians. Paths
within parking areas or along drive aisles are subject to additional standards in
Chapter 18.410, Off-Street Parking and Loading.
4. Paths must extend to the perimeter property line to provide access to existing
or planned pedestrian facilities on adjacent properties, such as trails or public
access easements.
5. Paths must be paved with a hard surface material and have a minimum
unobstructed width of five feet.
E. Driveways. Driveway standards apply when introducing a new driveway to a
development or when substantially redeveloping a site.
1. For each street frontage less than or equal to 300 feet in length, a maximum of
one driveway per street frontage is allowed.
2. For each street frontage more than 300 feet in length, a maximum of one
driveway per 200 feet of street frontage is allowed.
F. Utilities and service areas.
1. Private utility facilities, such as transformers or control valves, that serve a
single development must be located below ground or a minimum of 20 feet
from any street property line or any property line adjacent to a residential zone.
2. Service areas, such as waste and recycling containers, outdoor storage, and
mechanical equipment, may not be located within 20 feet of any street property
line or any property line adjacent to a residential zone, except where located
inside a building.
G. Lighting.
1. Minimum illumination levels are measured horizontally at ground level.
a. The minimum average illumination is 1.5 footcandles for paths, except
those within parking areas, which are subject to the lighting standards in
Chapter 18.410, Off-Street Parking and Loading. All points of measurement
must be a minimum of 0.5 footcandles.
b. The minimum average illumination is 3.5 footcandles for required building
entrances and 2.0 footcandles for any non-required building entrances. All
points of measurement must be a minimum of 1.0 footcandle.
2. Maximum illumination levels are measured vertically at the property line. The
maximum illumination is 0.5 footcandles at side and rear property lines, except
that the maximum illumination may be increased to 1.0 footcandle where the
development abuts a commercial or industrial zone.
3. Lighting must be shielded, angled, or located such that it does not shine
upwards or directly onto adjacent properties or sensitive lands.
18.670.080 Building Design Standards
A. General provisions.
1. Building design standards for nonresidential and mixed-use development are
provided in Subsections 18.670.080.B - H.
2. Residential development, except for mixed-use development, is subject to
standards of the applicable housing type in Chapter 18.200, Residential
Development Standards.
3. Development reviewed through a development design review application is not
subject to these standards and is evaluated through the development design
review process.
B. Building height.
1. The minimum and maximum height for each zone and subdistrict is provided in
Table 18.670.4.
2. The facade facing a public or private street must include a first story with a
minimum height of 12 feet and maximum height of 25 feet. Where the minimum
height is 25 feet in Table 18.670.5, the building must provide a minimum of two
stories.
Table 18.670.4
Height by Zone and Subdistrict
Development or Minimum Minimum Maximum
Zone or Location Use Height (in Stories Height (in
feet) Required feet)
MUE Nonresidential 12 1 75
Mixed-Use 25 2 100
MUC Outside of a 12 1 185
Subdistrict
Clarifications regarding when standards in this section apply.
Building height standards allow tallest buildings only where the market
reasonably expects to see this height. Standards also allow taller buildings
when providing mixed-use development.
MUC in the Any 1 185
Design Review 12
Subdistrict
MUC in the Nonresidential 12 1 60
Metzger Business Mixed-Use25 2 75
Subdistrict
MUR Outside of a Residential12 1 60
Subdistrict
Mixed-Use 25 2 60
MUR in the Any 3 115
Apartment 36
Subdistrict
D. Entrances.
1. A minimum of one entrance per building, or tenant space within a building
without internal building access, must be visible and accessible from a public
street.
2. For every 200 linear feet of street frontage, a minimum of one path must be
provided that connects an adjacent planned or existing sidewalk to a building
entrance or structure intended for public access.
3. A required entrance must be within 1 foot above or below the grade of the
adjacent sidewalk.
4. A required building entrance must be at an angle that is no more than 45
degrees from the street that it faces.
5. A required building entrance must be covered, recessed, or treated with a
permanent architectural feature that provides weather protection for
pedestrians. The required weather protection must be at least as wide as the
entrance, a maximum of six feet above the top of the entrance, and a minimum
of three feet in depth. The required weather protection may project into the
minimum front setback.
E. Facade design. All facades that extend more than 50 feet fronting a public or
private street and are located within 35 feet of the street-facing property line must
provide at least one of the following features:
1. A change in surface or siding material, color, or pattern; or
2. A wall recession or projection that is a minimum of 6 feet in width and 2 feet
in depth for the entire height of the facade.
F. Building projections.
Building design standards promote enjoyable pedestrian environment.
1. Architectural elements such as eaves, cornices, and bay windows may project
a maximum one foot into the minimum building setback as shown in Figure
18.670.1.
Figure 18.670.1 Building Projection Standards
Building Projection Standards
8— 1'max-projection info minimum building setbaca
IIIIIIIIIIJI .4'max.projection info public right-o`-wn,
11/111111111
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♦—3'min.depth for required weather protection
1 and 6'max.projecian into public right-of-way
8-min.vertical clearance
1
1
Pri wale property Publicright.of•wey
2. Balconies may project into the minimum building setback and public right-of-
way as shown in Figure 18.320.1. Balconies may project a maximum of 4 feet into
the right-of-way. Balconies that project into the right-of-way must have a minimum
vertical clearance of 10 feet from sidewalk grade and are subject to approval by the
City Engineer.
3. Weather protection elements, such as canopies or awnings, may project into
the right-of-way a maximum of 6 feet or the minimum sidewalk width along the
building frontage, whichever is less. Elements that project into the right-of-way must
have a minimum vertical clearance of 8 feet from sidewalk grade and are subject to
approval by the City Engineer.
G. Windows.
1. Windows are required on all street-facing facades located within 35 feet of the
street property line and are subject to the window area standards in Table
18.670.5. Any portion of a street-facing facade that contains vehicle parking,
such as a parking structure, does not have to provide windows but must
provide facade openings that meet the minimum required window area in Table
18.670.5. If required facade openings contain glass, they must meet the
standards in Paragraph 18.670.080.G.3 If required facade openings do not
contain glass, they may contain architectural elements that are no more than 30
percent sight-obscuring.
2. Window area is the aggregate area of the glass within each window, including
any interior grids, mullions, or transoms. Facade area is the aggregate area of
each street-facing vertical wall plane.
3. Required windows must be clear glass and not mirrored, frosted, or reflective.
Clear glass within doors may be counted toward meeting the window coverage
standard.
Table 18.670.5
Minimum Window Area
Story Use 1 Minimum Window Area
First Story Nonresidential or Mixed-Use °
Building 50/° of facade
Residential Building 30% of facade
Upper Stories Nonresidential or Mixed-Use 30% of facade
Building
Residential Building 20% of facade (not applicable to
stories with sloped roofs or
dormers)
H. Roofs. Roofs must have a minimum solar reflectance index of at least 64. Any roof
area not meeting this standard must be constructed as an ecoroof, except where
being used for mechanical equipment, stairwells, solar arrays, maintenance access,
rooftop parking, rooftop decks, skylights, or mechanical equipment.
18.670.090 Additional Standards for Residential or Mixed-Use Development
A. Common space is required for all apartment or mixed-use developments as
provided in Subsection 18.230.040.C.
B. Residential development or mixed-use development in the Design Review
Subdistrict must meet the following standards. Development reviewed through a
development design review application is not subject to these standards and is
evaluated through the development design review process.
1. Common space must be provided and meet the standards Subsection
18.230.040.C.
2. Each dwelling unit must include private outdoor space that is directly accessible
from the interior of the dwelling unit it serves. Each private outdoor space must
Roof standards promote climate resilience.
Common space required for all apartment or mixed-use developments in
the MUC and MUR zones (code reference to the Apartments chapter).
Subparagraph B applies only to residential development in the Design
Review Subdistrict that is not reviewed through a development design
review application.
be a minimum of 48 square feet in area and a minimum of five feet in width and
depth.
3. A minimum of 20% of dwelling units must be regulated as affordable housing
for households at 60 percent Area Median Income (AMI).
4. Mixed-use and residential buildings must be a minimum four stories.
18.670.100 Transportation Standards
A. Minimum required transportation improvements are shown on Map 18.670.B
Transportation Network Map.
Map 18.670.6
I I ,H I -//
Future street intersection locations Washington Square Plan District
II and future street and trail Transportation Network Map
----,j alignments are illustrative.All future
fir::: transportation facilities are subject Transportation Facilities
I to change based on development •
-
I I review,final design,engineering �I — Existing Street
I 1 and permitting by the applicable • _ Future Street
I I approval authority.
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I
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Updated transportation map and regulations reflect updated TSP and
transportation framework established through the WSRC Update Project.
B. Greenburg Road. The following street design standards apply to Greenburg Road
between Tiedeman Avenue and Hall Boulevard.
Table 18.670.6
Street Elements and Widths
Segment Location Maximum Required Elements
ROW (ft)
Segment A Highway 217 to 109 Sidewalks, planting strips, separated
Washington Square bike lanes, and two travel lanes on both
Road (south) sides of the street; center turn lane;
northbound left turn lane
Segment B Washington Square 103 Sidewalks, planting strips, separated
Road (south) to Locust bike lanes, and two travel lanes on both
Street sides of the street; southbound left turn
lane
Segment C Locust Street to 74.5 Sidewalks, separated bike lanes, and
Washington Square one travel lane on both sides of the
Road (north) street; two-way center turn lane
Segment D Washington Square 79 Sidewalks, planting strips, separated
Road (north) to bike lanes, and one travel lane on both
Summit Drive sides of the street; two-way center turn
lane
Segment E Summit Drive to Hall 81.5 Sidewalks, separated bike lanes, and
Boulevard one travel lane on both sides of the
street; two-way center turn lane;
northbound right turn lane
C. Hall Boulevard. The following street design standards apply to Hall Boulevard
between Highway 217 and Locust Street.
1. The maximum right-of-way width for this street is 75 feet. Additional right-of-
way may be required at intersections as identified by the City Engineer.
2. The cross section must include two travel lanes; a center turn lane; and bike
facilities, pedestrian facilities, and planting strips on both sides of the street.
D. Oak Street. The following street design standards apply to Oak Street between
Greenburg Road and Hall Boulevard.
1. The cross section for the north side of the street must be consistent with Table
18.910.1 for collector streets, except that on-street parking is allowed and no
bike lane is required; and
2. The cross section for the south side of the street must be consistent with Table
18.910.1 for collector streets, except that on-street parking is allowed and a 12-
foot-wide, grade-separated, multi-use path is required in lieu of a bike lane and
sidewalk.
E. Fee in lieu of construction (FILOC). If improvements to public transportation
facilities are required for development along Greenburg Road or Hall Boulevard, the
applicant may request to pay a fee in lieu of constructing the required
improvements. The provisions of this Subsection do not allow the applicant to a pay
a fee in lieu of dedicating any needed public right-of-way.
1. FILOC findings. If the City Engineer determines that a fee in lieu of construction
satisfies one of the criteria in Paragraph 18.670.100.D.1, the city will accept a
fee upon the City Engineer finding that deferring construction of required
improvements will not result in any of the following.
a. Safety hazards as determined by the City Engineer.
b. New and significant street drainage issues as determined by the City
Engineer.
If the City Engineer cannot make such findings, then the city will not accept a
fee and will require construction of the required improvements.
2. FILOC fees. If the City Engineer determines that required improvements are
eligible for FILOC, the applicant must pay the fee in lieu of constructing the
required improvements unless the city determines that the fee is not roughly
proportional to the number of new trips estimated to be generated by the
proposed development. The City Engineer will determine the fee based upon
an estimate to construct the required improvements using the average cost of
the most recent capital improvement project itemized bid prices. The
applicant must pay the fee to the city prior to the issuance of any development
permits.
a. If full transportation facility improvements have been assessed with
previous development on the site and the proposed development has
additional impacts, the city may only assess additional FILOC fees when
there has been a change to the city's street design standards.
b. If partial transportation facility improvements have been assessed with
previous development on the site and the proposed development has
additional impacts, the city may assess additional FILOC fees for the
balance of the improvements.
c. If the applicant pays a fee in lieu of constructing the required
improvements and is issued a development permit by the city but does not
develop as planned, the applicant may request a refund of the FILOC fee
within 3 years of payment. Any refunds are subject to the approval of
the City Engineer.
2. FILOC program administration. Fees collected by the city will be used to
construct public transportation facilities or to leverage additional grant money
for larger transportation projects. An accounting of fees collected and expended
will be made available by the city to the public on an annual basis at the end of
the fiscal year. Expenditure of fees is subject to the following: Fees will be used
for construction of public transportation facilities that benefit the development
sites that paid the fees.
Chapter 18.440
TEMPORARY USES
18.440.010 Purpose
The purpose of this chapter is to establish standards for the approval of temporary uses.
18.440.020 Applicability
A. Applicability. This chapter applies to all types of temporary uses listed in
Section 8.440.030, unless they are exempt in Subsection 18.440.020.0 or D.
B. Disclaimer. This chapter is not intended to be a way to circumvent the strict
GB. Temporary uses allowed. The following temporary uses are allowed without a
temporary use permit:
1. Seasonal and special events conducted exclusively by and for the benefit of a
Tigard-based nonprofit organization;
2. Temporary Shelter, as an accessory use to a Religious Institution use or a
Social/Fraternal Clubs/Lodges use, where the following are met:
a. No more than 20 people are provided shelter at a time,
b. Each stay does not exceed 30 days, and
c. Temporary shelter is not provided on the property more than 90 total days
in a year.
3. Garage sales;
4. Temporary construction offices in conjunction with the initial development of
residential, commercial or industrial property (three or more dwelling units or lots);
or
5. Seasonal and special events located entirely within the PR zone, public right-
of-way, or city-owned property provided the use has received a special event
permit pursuant to Tigard Municipal Code Chapter 7.48.
DC. Emergency situations. The Director may waive any of the requirements in this
chapter or request additional information in compliance with Chapter , Land Use
Review Procedures, for cases that involve destruction of an existing structure due to
fire, natural causes, or other circumstances that are beyond the control of the applicant.
An emergency as allowed by this subsection does not include failure by the applicant to
submit a temporary use request as provided in this chapter.
1
18.440.030 Types of Temporary Uses
A. Seasonal or special event. This type of temporary use is a use that by its nature will
last less than one year. Examples of this type of use are those associated with the sale
of goods for a specific holiday, activity, or celebration, uses associated with
construction, or seasonal use. This type of use does not apply to businesses seeking a
temporary or interim location. These types of temporary uses include:
1. Use associated with the celebration of a specific holiday such as the sale of
Christmas trees and fireworks;
2. Use associated with the sale of fresh fruits, produce, and flowers, including
seasonal markets by a chartered public service or non-profit organization that may
offer additional products and services as provided in the organization's "market
rules and policies" such as landscaping plants, prepared food, animal products, and
art or handcrafts assembled by the vendor;
3. Use associated with festivals or celebrations or special events;
4. Seasonal activities such as the sale of food at sports events or activities;
5. Use associated with construction such as the storage of equipment during the
construction of roads or development, but not a temporary sales office or model
home as provided by this chapter; and
6. Temporary fund raising and other civic activities in commercial zones.
B. Unforeseen or emergency situations. This type of temporary use is a use that is
needed because of an unforeseen event such as fire, windstorm, flood, unexpected
health or economic hardship, or due to an eviction resulting from condemnation or other
proceedings. Examples of this type of temporary use include:
1. A mobile home or other temporary structure for a residential purpose in a
residential zone;
2. A mobile home or other temporary structure for a business purpose in a
commercial or industrial zone; and
3. Use of an existing dwelling or mobile or manufactured home during the
construction period of a new dwelling unit on the same lot.
C. Temporary sales office or model home. This type of use includes a temporary
sales office or offices either in a dwelling unit or in another temporary building for the
purpose of facilitating the sale of real property in any subdivision or property within this
city. This includes the use of one dwelling unit in a subdivision as a "model home" for
purposes of showing prospective buyers.
2
D. Temporary use in commercial and industrial zones. This type of temporary use
includes a temporary trailer or prefabricated building for use on any commercially or
industrially zoned property within the city as a temporary commercial or industrial office
or space associated with the primary use on the property.
E. Food carts. This type of temporary use includes up to three food carts.
18.440.040 Approval Process
A. Approval process. Temporary use applications are processed through a Type I
procedure, as provided in Section 18.710.050.
B. Approval period. An approval for a temporary use is valid for a period of 1 year
unless otherwise stipulated by the approval. Approvals for food carts as a temporary
use are valid indefinitely.
C. Expiration. An approval for the temporary use will expire if:
1. Substantial construction of the approved plan or onset of the approved activity
has not begun within the approval period; and
2. Construction or activity on the site is a departure from the approved plan.
18.440.050 Approval Criteria
A. Seasonal and special events. The approval authority will approve or approve with
conditions seasonal and special events when all of the following are met:
1 . The use occurs only once in a calendar year and for no longer a period than
30 consecutive days, except as provided in Paragraph 18.440.050.A.6;
2. The use is allowed in the applicable base zone;
3. The applicant has proof of the property owner's permission to place the use on
the property;
4. There will be no parking utilized by the customers and employees of the
temporary use that is required to meet the minimum parking requirements for the
other uses on the property, as required by Chapter 18.41 , Off-Street Parking and
Loading;
5. The use will provide adequate vision clearance, as required by
Chapter 18.930, Vision Clearance Areas, and not obstruct pedestrian access on
public rights-of-way; and
3
New temporary use process allows up to three food carts as a temporary
use.
6. Seasonal markets are allowed in the C-G and MU-CBD zones and may
operate from April through October. The applicant must provide "market rules and
policies" for city approval, which are consistent with the seasonal market use
description in Paragraph 18.440.030.A.2 and will be observed for the duration of
the permit. Market rules and policies must include hours of operation, location,
product guidelines, vendor obligations, vehicle loading or unloading, and any other
applicable policies guiding the operation of the market. The city may also consider
the following criteria:
a. Provide documentation demonstrating adequate and safe ingress and
egress exist when combined with the other uses of the property, in compliance
with Chapter 18.920, Access, Egress, and Circulation;
b. Provide documentation demonstrating the use will not create a traffic
hazard, including coordination with ODOT if applicable;
c. Provide documentation that the use will not create adverse off-site
impacts related to noise, odors, vibrations, glare, or lights that would be greater
than otherwise allowed by uses allowed in the base zone; and
d. Signs are allowed as provided in Chapter 18.435, Signs; however,
temporary signs may be approved for a period of time to correspond with the
duration of the seasonal market use.
B. Unforeseen or emergency situations. The approval authority will approve or
approve with conditions unforeseen or emergency situations when all of the following
are met:
1. The need for the use is the direct result of a casualty loss such as fire, wind
storm, flood, or other severe damage by the elements to a pre-existing structure or
facility previously occupied by the applicant on the premises for which the permit is
sought; or
2. The use of a mobile or manufactured home on a lot with an existing dwelling
unit is necessary to provide adequate and immediate health care for a relative who
needs close attention who would otherwise be required to receive needed attention
from a hospital or care facility; or
3. The applicant has been evicted within 60 days of the date of the application
from a pre-existing occupancy of the premises for which the permit is sought as a
result of condemnation proceedings by a public authority, or eviction by abatement
of nuisance proceedings, or by determination of a public body or court having
jurisdiction that the continued occupancy of the facilities previously occupied
constitutes a nuisance or is unsafe for continued use; or
4
4. There has been a loss of leasehold occupancy rights by the applicant due to
unforeseeable circumstances or other hardship beyond the foresight and control of
the applicant; and
5. There exists adequate and safe ingress and egress when combined with the
other uses of the property, as required by Chapter 18.920, Access, Egress and
Circulation, and Chapter 18.930, Vision Clearance Areas; and
6. There exists adequate parking for the customers of the temporary use as
required by Chapter 18.410, Off-Street Parking and Loading; and
7. The use will not result in congestion on adjacent streets; and
8. The use will pose no hazard to pedestrians in the area of the use; and
9. The use will not create adverse off-site impacts including noise, odors,
vibrations, glare, or lights that will affect adjoining uses in a manner that other uses
allowed in the base zone would not affect adjoining uses; and
10. The use can be adequately served by sewer or septic system and water, if
applicable.
C. Temporary sales office or model home. The approval authority will approve or
approve with conditions a temporary sales office or model home when all of the
following are met:
1. Temporary sales office.
a. The temporary sales office must be located within the boundaries of the
subdivision or property in which the real property is to be sold; and
b. Sales offices approved through the provision of this chapter may not be
permanent.
2. Model home.
a. The model home must be located within the boundaries of the subdivision
or property where the real property to be sold is situated; and
b. The property to be used for a model house must be a permanently
designed dwelling unit.
D. Temporary use in commercial and industrial zones. The approval authority will
approve or approve with conditions a temporary trailer or prefabricated building when all
of the following are met:
5
1. The temporary trailer must be located within the boundaries of the property on
which it is located;
2. The property to be used for a temporary trailer must already be developed;
3. There exists adequate and safe ingress and egress when combined with the
other uses of the property; as required by Chapter , Access, Egress, and
Circulation, and Chapter l 8.93k. , Vision Clearance Areas;
4. There exists adequate parking for the customers or users of the temporary
use as required by Chapter - ' " Off-Street Parking and Loading;
5. The use will not result in congestion on adjacent streets;
6. The use will pose no hazard to pedestrians in the area of the use;
7. The use will not create adverse off-site impacts including noise, odors,
vibrations, glare, or lights that will affect the adjoining uses in a manner that other
uses allowed in the base zone would not affect the adjoining uses;
8. The use can be adequately served by sewer or septic system and water, if
applicable; and
9. The length of time that the temporary building will be used is the maximum
needed to address the hardship.
E. Food carts. The approval authority will approve or approve with conditions a
temporary use application for a food cart use when all of the following are met:
1. The cart is located on a property with an existing nonresidential use.
2. The cart meets the minimum setback standards for a building in the base
zone in which it is located.
3. The cart does not obstruct or otherwise make unsafe any areas designed
for pedestrian or vehicle movement to, from, or through the property on
which the cart is located.
4. Any associated signs meet the regulations for the base zone provided in
Chapter 18.435, Signs.
5. The addition of the proposed cart to the proposed location will not result
in more than three food carts being present on that property.
6. The following design requirements are met:
6
Food cart regulations reflect existing Tigard food cart policy.
a. The cart has wheels and the wheels remain permanently attached and
functional.
b. If there are permanent utilities located on site, the cart has only
temporary connections to such utilities and the connections may be easily
removed at any time.
c. Any canopies, awnings, or other attachments on the cart are entirely
supported by the cart, and are fully collapsed outside of business hours.
Chapter 18.715
ADJUSTMENTS
18.715.010 Purpose
The purpose of this chapter is to provide an appropriate and efficient review process for
granting relief from the specific requirements of this title to allow reasonable
development or restricted uses or prevent undue hardship. Adjustments are intended to
provide limited flexibility for development to address the requirements of this title through
alternative or innovative means.
18.715.020 Applicability
A. Applicability. This chapter applies to all proposals to adjust an existing requirement
of this title. All requirements, such as development or design standards, may be
adjusted except as provided in Subsection 18.715.020.6 or where specifically provided
for elsewhere in this title, such as in Chapter 18.660, Tigard Triangle Plan District.
B. Prohibited adjustments. Adjustments are prohibited in the following situations:
1. To allow a primary or accessory use that is prohibited;
2. To change or eliminate a regulation that contains an express prohibition;
3. To change or eliminate a threshold for a review;
4. To change or eliminate any part of an approval process, including approval
periods;
5. To change a definition, a method of measurement, or the description of a use
category;
6. To change or eliminate any regulations in Chapter 18.510, Sensitive Lands; or
7. To change the required density for a housing type in a residential zone.
18.715.030 General Provisions
A. An applicant may seek relief from the specific requirements of this title through one
of two three types of adjustments. An applicant may either demonstrate that a proposed
adjustment - - • - . -- - . • - e - - - - • • ' -
meets the criteria for adjustments to development standards or use restrictions;
1
New adjustments process allows for new use restrictions to be adjusted.
or that a hardship exists and a proposed adjustment is necessary to not preclude all
reasonable economic use of the property.
B. Some Plan Districts contain specific adjustment processes and approval
criteria, which are evaluated separately from this chapter, as provided in Chapter
18.650, Tigard Downtown Plan District, and Chapter 18.660, Tigard Triangle Plan
District.
BC. Multiple adjustment proposals will be processed concurrently. (Ord. 18-28 §1)
18.715.040 Approval Process
An adjustment application is processed through a Type II procedure as provided in
Section 8.710.060.
18.715.050 Approval Criteria
The approval authority will approve or approve with conditions an adjustment
application when all of the criteria in either Subsection 18.715.050.A. e-B, or C are met.
A. Criteria for e-••:• _ •: . e - -•• - _ - adjustments to development
standards.
1. The proposed adjustment results in development that is generally consistent
with the purpose of the development standard to be adjusted and meets one of
the following:; and
a. Has only minor impacts on surrounding properties or public facilities, of
b. Addresses a site constraint or unusual situation, or
c. Utilizes innovative design or results in sustainable development;
2. The proposed adjustment does not have a greater impact on city-designated
sensitive lands than would otherwise occur if the adjustment was not approved; and
3. If the proposed adjustment addresses a site constraint or unusual situation,
utilizes innovative design, or results in sustainable development, any impacts from
the proposed adjustment are mitigated to the extent practicable; and
4. If more than one adjustment is proposed, the cumulative effect of all the
adjustments results in development that has only minor impacts on surrounding
properties or public facilities. is generally consistent with the existing
2
New language clarifies when this process should be used.
development pattern of the surrounding ar and the overall-purpose of the base
zone.
B. Criteria for adjustments to use restrictions.
1. The proposed adjustment is generally consistent with the purpose of the
base zone where the restricted use is located;
2. The proposal includes public benefits. Public benefits may include, but
are not limited to, the following:
a. Energy Trust Path to Net Zero certification, as demonstrated by an
approved EUI number,
b. On-site generation and storage of renewable power,
c. Off-site improvements to active transportation facilities,
d. Other similar item as determined by the Director;
3. Any impacts resulting from the adjustment are mitigated to the
maximum extent practicable;
4. The proposed adjustment does not have a greater impact on city-
designated sensitive lands than would otherwise occur if the adjustment was
not approved; and
5. If more than one adjustment is proposed, the cumulative effect of all the
adjustments and associated mitigations results in development and activity
that has only minor impacts on surrounding properties or public facilities.
BC. Criteria for demonstrating hardship.
1. Application of the development standard proposed for adjustment would
preclude all reasonable economic use of the property;
2. The need for the proposed adjustment is the result of conditions or
circumstances outside the control of the applicant or property owner;
3. The proposed adjustment results in development that equally or better meets
the purpose of the development standard to be modified; and
4. Any impacts from the proposed adjustment are mitigated to the extent
practicable.
3
New process allows new use restrictions to be adjusted. Approval criteria
require the proposed use to demonstrate it satisfies one or more of the
policies established through the Tigard MADE project.
4,"
Chapter 18.725
DEVELOPMENT DESIGN REVIEWS
Sections:
18.725.010 Purpose
18.725.020 Applicability
18.725.030 General Provisions
18.725.040 Review Process
18.725.050 Approval Criteria
18.725.060 Conditions of Approval
18.725.010 Purpose
The purpose of this chapter is to ensure specific areas of the city utilize site and building
design techniques that prioritize the well-being of people and promote carbon
responsible transportation options, including transit. Design review facilitates creative
site and building designs that result in high quality buildings, public spaces, and active
transportation facilities.
18.725.020 Applicability
This chapter applies to all new development, substantial redevelopment, or
modifications to development or land use approvals where development design review
is either proposed or required as provided in Subsection 18.670.040.B.
18.725.030 General Provisions
A. If a proposal includes a change to a use restriction provided in Subsection
18.670.050.B, the proposed change is reviewed through the development design
review process.
B. Where development design review is proposed or required:
1. Site development review is not required.
2. Planned development review may not be requested.
3. Conditional use applications must be processed concurrently with the
design development review.
18.725.040 Review Process
A development design review application is processed through a Type II procedure as
provided in Section 18.710.060, using the approval criteria in Section 18.725.050.
New land use application type (DDR) follows discretionary process that
promotes innovative development that meets policies established through
the WSRC Update Project. Approval criteria promote active transportation,
dense development, and urban gathering spaces. Parking lot tree canopy,
maximum parking standards, land use standards, and building height
standards continue to apply but may be adjusted through this review.
Development reviewed through a DDR is exempt from other site design
standards and building design standards in the WSRC plan district chapter.
Changes to use restrictions do not require a separate adjustments
application.
18.725.050 Approval Criteria
The approval authority will approve or approve with conditions a development design
review application when all of following criteria are met:
A. Scale. The proposed development is thoughtfully integrated with its
surroundings, at an urban scale that addresses pedestrian needs and comfort
within the context of the area to be developed. Single story buildings are limited
to buildings with a maximum 5,000 square-foot footprint and where promoting
incremental development. The proposed development provides pedestrian-
scaled places with strong relationships among buildings, open spaces, and
pedestrian pathways;
B. Pedestrian comfort. The proposed development is designed to support
pedestrian access, safety, and comfort on and adjacent to the site. The
proposed development bridges or removes any pedestrian barriers and
implements pedestrian-friendly designs and block lengths;
C. Building design. All building facades or fences that face active transportation
facilities and are intended for regular public access are visually appealing and
provide design elements including facade variation and windows. Buildings
incorporate exterior design and building materials that exhibit permanence and
quality;
D. Parking. Pedestrian paths providing access to parking areas are designed so
that a visitor only needs to park once to easily and comfortably access multiple
destinations on site. Development also complies with the maximum parking
standards provided in Chapter 18.410, Off-Street Parking and Loading;
E. Common space. The proposed development includes publicly accessible
common space that is designed to encourage public gathering through the
integration of features such as broad steps or benches that serve as permanent
seating, stoops, fountains, or plazas. Common space is located to easily serve
the site and public, and is designed to provide safety and comfort for users
while promoting vibrancy and livability.
F. Active transportation facilities. Active transportation facilities are designed to be
comfortable and desirable facilities to use and are visually prioritized over
facilities intended for use by motor vehicles.
G. Transit. The proposed development appropriately accommodates transit to or
through the site in ways that best serve the public and proposed users of the
development. The applicant provides documentation that TriMet has reviewed
and approved any changes or impacts to transit routes or facilities.
H. Stormwater facilities. Stormwater facilities provide community benefits in
addition to stormwater management. Stormwater facilities are vegetated and
thoughtfully integrated into the development site through the inclusion of
features such as seating, sculptural elements, and pedestrian paths.
Stormwater facilities may be used to meet minimum common open space
requirements when designed to facilitate public access.
I. Sustainability and resiliency. The development incorporates sustainable and
resilient site and building designs that reduce GHG emissions and operating
costs, improve livability, and reduce impacts from natural hazards and
disasters.
J. Streets and access. The city engineer has determined that any changes to
streets or access points do not result in unsafe conditions. All private streets
are located within tracts and public access easements. All transportation
improvements are consistent with Map 18.670.B.
K. Trees. The proposed development uses trees and landscaping to create a
sense of place, provide protection from the elements, and mitigate the heat
island effect of urban development. Development also complies with parking lot
canopy requirements as provided in Subsection 18.410.030.M.
L. Flexibility Request. If the proposal includes a change to a use restriction, the
change results in development that is appropriately located, designed, and
scaled to preserve and promote pedestrian-scaled urban development.
18.725.060 Conditions of Approval
The approval authority may impose conditions of approval that are suitable and
necessary to ensure that the proposal is consistent with the purpose of this chapter as
embodied by the approval criteria. Conditions may include but are not limited to the
following:
A. Requiring more or higher quality pedestrian-oriented architectural elements;
B. Requiring more or higher quality public spaces or community amenities;
C. Requiring higher quality active transportation facilities or a more robust active
transportation network;
D. Requiring modifications to building height, size, location, or materials;
E. Requiring modifications to parking lot size or location;
F. Requiring separation or screening of uses, buildings, parking lots, or service areas
from public spaces or adjacent uses;
G. Requiring separation or screening of private residential spaces, such as balconies,
from public spaces or adjacent uses;
H. Limiting or otherwise designating the size, number, or location of vehicle access
points; or
I. Limiting or otherwise designating the location, intensity, and shielding of outdoor
lighting.
OMNIBUS AMENDMENTS
Chapter 18.10
LEGAL FRAMEWORK
18.10.050 Zoning
A. Base zones. All land within the City of Tigard is divided into zones. The use and
development of land is limited by the base zone in which the land is located. The
following base zones are established in the city:
Table 18.10.1
Base Zones
Zone Name Zone Abbreviation
Parks and Recreation PR
Residential Zones
Residential-A RES-A
Residential-B RES-B
Residential-C RES-C
Residential-D RES-D
Residential-E RES-E
Commercial Zones
Neighborhood Commercial C N
Community Commercial C C
General Commercial C G
Commercial COM
Professional/Administrative Commercial C P
Mixed-Use Commercial MUC
Mixed-Use Central Business District MU-CBD
Mixed-Use Employment MUE
Mixed Use Employment MUE 1
Mixed Use Employment MUE 2
Mixed Use Commercial MUC
Mixed Use Commercial MUC 1
Mixed-Use Residential MUR MUR-1
Mixed Use Residential MUR 2
Triangle Mixed Use TMU
Industrial Zones
Industrial IND
Industrial Park I--P
I fight Ind strial
Heavy Industrial I-#
1
Consolidated zones so that there is only one commercial zone, one
industrial zone, and three mixed-use zones. This change reduces
unnecessary complexity within the code.
Chapter 18.30
DEFINITIONS
18.30.010 List of Terms
E-
Ecoroof
-F-
FAA - See Wireless Communication Facility-Related Definitions
***
Food cart
Food cart pod
-1-
***
Intensification
-N-
***
Nonresidential development
Nonresidential use
2
Added new term: ecoroof. This term corresponds with a new development
standard that requires all development to provide a solar reflectant roof or
an ecoroof in order to promote climate resilience.
Added new terms: food cart and food cart pod. These terms correspond
with new food cart regulations based on existing policy. See also Chapter
18.440, Temporary Uses.
Added new term: intensification. This term corresponds with new
nonconforming use standards.
Added new terms: nonresidential development and nonresidential use.
These terms correspond with the way development standards are applied.
-M-
Mixed-use building
Mixed-use development
-T-
Transportation-related definitions:
Active transportation facility
Active transportation network
18.30.020 Definitions
A. "A" definitions.
***
8. Adult entertainment-related definitions:
a. "Adult bookstore" - An establishment having at least 50 percent of its
characterized by merchandise, items, books, magazines, other publications,
films, or videotapes that are for sale, rent, or viewing on the premises and are
distinguished or characterized by their emphasis on matters depicting the
specified sexual activities or specified anatomical areas defined in this section.
E. "E" definitions.
***
3. "Ecoroof"—A thin vegetated roof system, sometimes designed to
manage stormwater, built with the following layers starting at the bottom:
waterproof membrane, drainage material, a lightweight layer of soil, and a
cover of plants.
34. "Egress" - An exit.
45. "Enlargement" - i - - - - - ' - _ - - - _ - - - - - _ . -,
affecting the physical size of the property, structure, building, parking, or other
improvements. Any physical expansion of an existing structure, construction
3
Added new terms: mixed-use building and mixed-use development. These
allow for greater clarity regarding standards for new types of
development.
Added new terms: Active transportation facility and active transportation
network.
Removed reference to ratio of a business that caters to adult
entertainment uses, for clarity in applying use standards.
Ecoroof definition provides clarity in new standards requiring development
to provide solar reflectant roofs or ecoroofs.
Edited enlargement definition to more clearly describe a physical
expansion of a site or structure associated with a use. Contrasted with the
of a new structure, or purchase or lease of an existing structure on the same
site or an adjacent lot. Enlargement also includes any increase to the size of
the site through processes such as the purchase or lease of adjacent lots, lot
line adjustments, or lot consolidations. Enlargement may or may not result in
intensification of the use. Also see "intensification."
66. "Entrance" - The space comprising a door and any flanking or transom
windows associated with a building or structure.
67. "Exception" - Permission to depart from a specific design or development
standard in the Community Development Code of the City of Tigard.
F. "F" definitions.
***
11. "Food cart"-A mobile food cart that is designed and licensed to be
driven under its own power or pulled by another vehicle. A food cart is not a
building as long as its wheels remain attached and operational.
12. "Food cart pod"- Four or more mobile food carts on the same site.
.4-913. "Frontage" - That portion of a development site that abuts a public or private
street.
H. "H" definitions.
1. "Home occupation" - A for profit business operating located in or on the same
lot as a dwelling unit and operated by a resident of that dwelling unit in a
I. "I" definitions.
***
5. "Intensification"—Any operational expansion of an existing use that has
more than minimal impacts on surrounding properties, sensitive lands, or
public facilities. Intensification may or may not include physical enlargement.
Also see "enlargement."
M. "M" definitions.
***
5. "Mixed use development" - The development of a lot, building, or structure
4
new definition for intensification, which describes the expansion of the use
itself.
New food cart definitions distinguish between single food carts and a
grouping of four or more food carts. This allows smaller number of food
carts to operate more widely throughout the city by obtaining a temporary
use permit, while food cart pods are allowed only where eating and
drinking establishments are allowed.
Edited home occupation definition for greater clarity (existing definition
does not account for mixed-use development).
Intensification definition added to distinguish between the physical
expansion of a site (enlargement) and the expansion of the use itself
(intensification).
Edited language around mixed-use development so that the term always
refers to a building that includes both residential and nonresidential uses.
residential, office, manufacturing, retail, public, or entertainment, in a compact
urban form.
5. "Mixed-use building"— See "mixed-use development."
6. "Mixed-use development"- A multi-story building with a residential use
on the upper stories and civic, commercial, or industrial uses on at least the
first story.
N. "N" definitions.
3. "Nonresidential development"- A development that contains a civic,
commercial, or industrial use and no residential uses. Also see "mixed-use
development."
4. "Nonresidential use"-A civic, commercial, or industrial use as provided
in Chapter 18.60.
P. "P" definitions.
***
6. "Partition" - Division of a unit of land into two or three lots or tracts within a
calendar year when such area of land exists as a unit or contiguous units of land
under common ownership. Partitioning land does not include:
T. "T" definitions.
***5. Transportation-related definitions:
a. "Active transportation facility"-A transportation facility that is
designed to accommodate pedestrians, bicyclists, or transit users and
not located within or across a typical street cross section, such as a
sidewalk, bicycle lane, or crosswalk. Typical active transportation
facilities include public sidewalks, trails, paths, and other related
improvements such as transit stations, mid-block street crossings,
enhanced street crossings, and end-of-trip accessory facilities such as
bicycle parking.
b. "Active transportation network"—A series of connected active
transportation facilities for travel to, from, and within the city and large
development sites. The active transportation network is inclusive of
established transit routes since most transit users start and end their
trips as pedestrians.
5
Using the term this way makes for much simpler and clearer use and
development standards.
The new nonresidential development definition allows for better
distinguishing between nonresidential, mixed-use, and residential
development.
Edited partition definition for clearer application of the code.
New definitions for active transportation facility and active transportation
network allow for simpler references to facilities and systems focused on
non-auto-oriented travel modes.
ac. "Alley" - A minor way that is used primarily for vehicular service access
to the back or side of properties otherwise abutting on a street.
bd. "Bike lane" - Lanes on an improved street that are designated for use by
bicyclists and separated from vehicular traffic either by striping or small
concrete barrier.
ee. "Bikeway" - A path, paved and separated from streets and sidewalks,
designed to be used by cyclists.
df. "Path" - A paved off-street transportation facility for pedestrians and
bicyclists that provides connections within, through, or between developments
within a single block or for short distances.
eg. "Right-of-way" - A strip of land occupied or intended to be occupied by a
street, crosswalk, pedestrian and bike paths, railroad, road, electric
transmission line, oil or gas pipeline, water main, sanitary or storm sewer main,
street trees or other special use. The usage of the term right-of-way for land
division purposes means that every right-of-way hereafter established and
shown on a plat or map is to be separate and distinct from the lots adjoining
such right-of-way and not included within the dimensions or areas of such lots.
fh. "Road" - See "Street."
gi. "Sidewalk" - A paved on-street transportation facility for pedestrians.
hl. "Street" - A public or private accessway that is created to provide ingress
or egress for vehicles to three or more lots, excluding a private way that is
created to provide ingress or egress to such land in conjunction with the use of
such land for forestry, mining, or agricultural purposes. Interstate 5 and
Highway 217 are not considered streets. Also see "right-of-way."
ik. "Trail" - A paved off-street transportation facility for pedestrians and
bicyclists that spans multiple developments, lots, or blocks. They are often
located next to other linear corridors such as streams, highways, or rail lines
and allow users to travel greater distances than paths.
Chapter 18.110
RESIDENTIAL ZONES
18.110.030 Land Use Standards
A. General provisions. A list of allowed, restricted, conditional, and prohibited uses in
residential zones is provided in Table 18.110.2. If a use category is not listed, see
Section 18.60.030.
6
Clarification in street definition allows for easier application of the code.
1. Allowed (A). Uses that are allowed, subject to all of the applicable provisions
of this title.
2. Restricted (R). Uses that are subject to the special requirements,
exceptions, or restrictions provided in Subsection 18.110.030.8. allowed
restrictions.
3. Conditional (C). Uses that require the approval of the Hearings Officer using
discretionary criteria. The approval process and criteria are provided in
Chapter 18.740, Conditional Use.
4. Prohibited (P). Uses that are not allowed under any circumstance.
Table 18.110.2
Use Table
Use Categories RES-A RES-B RES-C RES-D RES-E
Residential Use Category
Residential Use A A A A A
Civic Use Categories
Basic Utility Utilities [1} R/C R/C R/C R/C R/C
Cemetery P C C P P
Detention Facility P P P P P
Colleges G C G G G
-- - _ C C C C C
Cultural Institutions P � NG NG NG C/^ C/^ P/^
Day Care [`)1 NC ASC
Emergency Services C C C P -P
Government Services C C C C C
Railroad Yard P P P P P
School or Religious Facility R/C R/C R/C R/C R/C
Medical Centers P G G G G
Postal Service P P P P P
Religious Institutions _ C C C C C
Schools [3} C C C C C
-- - ' - - - - --- P P P C C
Temporary Shelter P P P C C
Transportation and Utility C C C C C
Corridor
Wireless Communications A/R A/R A/R A/R A/R
Facility
Commercial Use Categories
Adult Entertainment P P P P P
Animal Related Commercial P P P P P
7
Changed the way use restrictions are referred to so that footnotes are no
longer needed.
Made changes to the table to reflect the change in use category names. No
actual changes to use standards has been made.
Table 18.110.2
Use Table
Use Categories RES-A RES-B RES-C RES-D RES-E
Bulk Sales P P P P P
Commercial Lodging P P P P P
Custom Arts and Crafts P P P P P
Eating anrd Drinking P P P P P
Establishment:
Indoor Entertainment P PPP P
Indoor Sales and Services R R R R R
Major Event Entertainment [41 R/C R/C R/C R/C R/C
Mobility Hub C C C C C
Motor Vehicle Fuel Sales P P P P P
Motor Vehicle Sales and/Rental P P P P P
Motor Vehicle Servicing P P P P P
Servicing /Repair
Non-Accessory Parking P P PR R
Office P P P P P
Outdoor Sales and Services P P P P P
Outdoor Entertainment P PPP P
Outdoor Sales P PPP P
Personal Service: P P P P R[6}
Repair Oriented Retail P P P P R[6}
Sales Oriented Retail P P P P P{61
Self-Service Storage P P P P P
Vehicle Fuel Sales P P P P P
Industrial Use Categories
General Industrial P P P P P
Heavy Industrial P P P P P
Industrial Services P P P P P
Light Industrial P P P P P
Railroad Yards P P P P P
• - - `- . __ •- • P P P P P
Industrial and Manufacturing P P P P P
Off-Site Services P P P P P
Warehouse and Distribution P P P P P
/Freight Movement
Waste-Related Facility P P P P P
Wholesale and Equipment P P P P P
Rental
Other-Use-Categories
Cemeteries P 0 0 P P
Detention Facilities P P P P P
8
Table 18.110.2
Use Table
Use Categories RES-A RES-B RES-C RES-D RES-E
Heliports p P p p p
Mining P P p p p
Transportation/Utility Corridors C C C C C
. ' - - __ • • _ _ A/R A/R A/R A/R AIR
Facilities [7}
A=Allowed R=Restricted C=Conditional Use P=Prohibited
B. RES zone use restrictions.
1. Basic Utility.
a. Above-ground public and private utility facilities proposed with
development and underground public and private utility facilities are
allowed.
b. Standalone above-ground public and private utility facilities not
proposed with development, including standalone solar arrays, are
conditionally allowed.
2. School or Religious Facility.
a. This use is conditionally allowed.
b. School bus parking on public high school sites is allowed as an
accessory use if located a minimum of 200 feet from the nearest property
line abutting a residential use.
3. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
4. Indoor Sales and Services.
a. Family day care is allowed. Other day care uses are conditionally
allowed.
b. All other Indoor Sales and Services uses are prohibited, except in the
RES-E zone where they are limited to the first story of apartment
developments and maximum gross square footage of 10% of the
building. Developments utilizing this provision are considered residential
development, not mixed-use development, for the purposes of this title.
5. Major Event Entertainment. This use is conditionally allowed on public
school sites. All other major event entertainment uses are prohibited.
6. Non-Accessory Parking. Park-and-ride and other transit-related facilities
are conditionally allowed. All other Non-Accessory Parking uses are
prohibited.
9
Removed footnotes and changed to new structure that reflects the
structure throughout the rest of the updated code. This change makes the
code easier to read and implement but does not change the actual use
standards or restrictions currently in place for residential zones.
{1] Above ground public and private utility facilities proposed with development and
underground public and private utility facilities are allowed. Standalone above ground
conditionally.
[
{'I] Allowed conditionally on public school sites.
{5] Only park and ride and other transit related facilities are allowed conditionally.
{6] Limited to first story of apartment developments and maximum square footage of
10% of the building. Developments utilizing this provision are considered residential
development, not mixed use development, for the purposes of this title.
BC. Development standards. The standards for residential development in residential
zones are located in the applicable housing type chapter in 18.200 Residential
Development Standards. The standards for nonresidential development in residential
zones are located in Chapter 18.350, Residential Zone Development Standards, and
the applicable plan district chapter, if any.
18.110.040 Housing Types
A. A housing type is not a use category. It describes a type of development that can
contain a Residential Use.
B. A list of allowed, limited, and prohibited housing types in residential zones is
provided in Table 18.110.3. Terms and abbreviations used are defined as follows:
1. Yes, allowed (Y). Housing types that are allowed.
2. Limited (L). Housing types that require a conditional use approval or are
allowed subject to specific limitations.
3. No, prohibited (N). Housing types that are not allowed under any
circumstance.
10
standards and provisions of the applicable development standards chaptcr, which is
indicated in parentheses in the first column of Table 18.110.3
D. All allowed housing types may be built on site or brought to the site as a
manufactured home.
C. All housing types are subject to the standards and provisions of the
applicable development standards chapter or applicable plan district chapter, if
any. The applicable chapter for each housing type is provided in Table 18.110.3.
D. All allowed housing types may be built on site or manufactured off site.
Table 18.110.3
Housing Types
Housing Types applicable RES-A RES-B RES-C RES-D RES-E
Chapter
Accessory Dwelling Units 18.220 Y Y Y Y N
{18.220)
Apartments {18.230) 18.230 N N N Y Y
Cottage Clusters {18.2110) 18.240 Y Y Y Y N
Courtyard Units (18.250) 18.250 Y Y Y Y N
Mobile Home Parks 18.260 N L[1] Y Y Y
(18.260)
Quads {18.270) 18.270 Y Y Y Y N
Rowhouses {18.280) 18.280 L[2] L[2] L[2] Y Y
Small Form Residential 18.290 Y Y Y Y N
{18.290)
Mixed-Use Development NA N N N N N
Y=Yes, Allowed L=Limited, see footnotes N=No, Prohibited
Chapter 18.140
PARKS AND RECREATION ZONE
18.140.040 Land Use Standards
A. General provisions. A list of allowed, restricted, conditional, and prohibited uses in
the PR zone is provided in Table 18.140.1. If a use category is not listed, see
Section 8.60.030.
1. Allowed (A). Uses that are allowed, subject to all of the applicable provisions
of this title.
11
Wording associated with housing types has been edited for clarity.
Added new mixed-use development housing type as reflected elsewhere in
the code.
2. Restricted (R). Uses that are subject to special requirements, exceptions,
or restrictions as provided in Subsection 18.140.030.8.
2. Conditional (C). Uses that require the approval of the Hearings Officer using
discretionary criteria. The approval process and criteria are provided in
Chapter 18.740, Conditional Uses.
3. Prohibited (P). Uses that are not allowed under any circumstance.
Table 18.140.1
Parks and Recreation Zone Use Standards
Use Categories Use Type PR
Residential Use Category
Residential Use L P
Civic I Institutional Use Categories
Basic Utility Utilities R/C {�}
Cemetery P
Detention Facility P
Colleges P
Community Service A/C [2]
Cultural Institutions C
Day Caro P
Emergency Services P
Government Services C
Railroad Yard P
School or Religious Facility P
Medical Centers P
Postal Service P
Religious Institutions P
Schools C [3][4}
-- - - - - - - --- P
Temporary Shelter P
Transportation and Utility Corridor R
Wireless Communications Facility R
Commercial Use Categories
Adult Entertainment P
Animal Related Commercial P
12
Table 18.140.1
Parks and Recreation Zone Use Standards
Use Categories Use Type PR
Bulk Sales P
Commercial Lodging P
Custom Arts and Crafts P
Indoor Entertainment P
Indoor Sales and Services R
Major Event Entertainment C
Mobility Hub C
Motor Vehicle Fuel Sales P
Motor Vehicle Sales and/Rental P
Motor Vehicle Servicing and/Repair P
Non-Accessory Parking P
Office RC [4]
Outdoor Sales and Services R
Outdoor Entertainment C
Outdoor Sales C[4}
Personal Services P
Repair Oriented Retail P
Sales Oriented Retail C[4}
Self-Service Storage P
Vehicle Fuel Sales P
Industrial Use Categories
General Industrial P
Heavy Industrial P
Industrial Service P
Light Industrial P
Railroad Yards P
Research and Development P
Industrial and Manufacturing
Off-Site Services P
Warehouse and Distribution /Freight P
Movement
Waste-Related Facility P
Wholesale and Equipment Rental P
Other-Use-Gate-go-ries
13
Table 18.140.1
Parks and Recreation Zone Use Standards
Use Categories Use Type PR
Cemeteries P
Detention Facilities P
Heliports P
MiningP
Transportation/Utility Corridors C-[5]
�. ' - - -- • • - - - - - A/C [6}
A=Allowed C=Conditional Use P=Prohibited
underground public and private utility facilities are allowed. Standalone above ground
conditionally.
[2] See Subsections 18.140.040.B and C for use type determination.
_
['1] Allowed only when accessory to a Community Service use.
[5] Multi use trails are allowed, all other uses are conditional.
[6] See Chapter ' - - __ • • _ ' ' - _ _ .' -••--
B. PR zone use restrictions:
1. Basic Utility.
a. Above-ground public and private utility facilities proposed with
development and underground public and private utility facilities are
allowed.
b. Standalone above-ground public and private utility facilities not
proposed with development, including standalone solar arrays, are
conditionally allowed.
2. Transportation and Utility Corridor. Active transportation facilities are
allowed, all other uses are conditionally allowed.
14
3. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
4. Indoor Sales and Services. This use is allowed only when accessory to a
Government Services use.
5. Office. This use is allowed only when accessory to a Government
Services use.
6. Outdoor Sales and Services. This use is allowed only when accessory to
a Government Services use.
CB. Allowed development. When associated with a Government Services
Community Service use, the following types of development are allowed provided it
complies with the development standards and other regulations of this title. Site
development review is not required for the types of development listed below. All other
applicable land use reviews apply.
_DG. Development subject to conditional use review. The following types of
development are allowed subject to conditional use permit approval, as provided in
Chapter 18.740, Conditional Uses.
Chapter 18.210
RESIDENTIAL GENERAL PROVISIONS
18.210.040 Solar Installations
A. Accessory solar equipment.
1. Solar panels and energy storage systems that are accessory to a primary
use, such as solar roofs, solar carports, ground-mounted solar installations
smaller than 528 square feet, or solar batteries are allowed.
2. Accessory solar equipment as described in Paragraph 18.210.040.A.1 is
exempt from maximum height, maximum lot coverage, and minimum or
maximum setback requirements as provided elsewhere in this title.
B. Basic Utility. Standalone solar panel arrays on a site without other
development are considered a Basic Utility as defined in Chapter 18.60.050.
Chapter 18.270
QUADS
18.270.040 Clear and Objective Standards
15
Added new clarifications regarding solar installations. Part of the city's
effort to achieve Solsmart gold designation.
Table 18.270.1
Development Standards for Quads
Standard RES-A and RES- RES-C and RES- MUR-M-1.1-1R-1-and
B D AUR-Z
Minimum Setbacks (ft)
- Front 15 10 None
- Street side 15 10 None
- Side 5 5 5
- Rear 15 15 15
Maximum Setbacks (ft)
- Front 20 15 10
- Street side 20 15 10
Maximum Height (ft) 30 35 35
Maximum Lot 80% 80% 80%
Coverage
Minimum Landscape 20% 20% 20%
Area
E. Parking. The provisions and standards of Chapter 18.410, Off-Street Parking and
Loading, apply. The following additional standards also apply:
1. Number of spaces. The maximum number of allowed off-street vehicle parking
spaces is provided in Table 18.270.2.
Table 18.270.2
Quad Vehicle Parking Maximums by Zone
RES-A RES-C RES-D MUR MUR-
and RES- I-and
B M-U-R--2
Maximum off-street vehicle parking 5 4 4 4
spaces
Chapter 18.280
ROWHOUSES
18.280.020 Applicability
A. The standards of this chapter apply to rowhouse development in the RES-A, RES-
B, RES-C, RES-D, RES-E, MUC, and MUR MUR 1, and MUR 2 zones. Additional
standards apply in the River Terrace Plan District, as provided in Chapter 18.640, River
Terrace Plan District. An applicant may elect to apply the standards of Chapter 18.230,
16
Apartments, when proposing rowhouse development in base zones where apartment
development is allowed.
B. Rowhouse development in the MUC 1 zone Bridgeport Village Plan District is
subject to the standards of Chapter 18.620, Bridgeport Village Plan District.
C. This chapter does not apply to rowhouse development in the MU-CBD and TMU
zones. Rowhouse development in these zones is subject to the approval processes and
standards of Chapter 18.650, Tigard Downtown Plan District, and Chapter
Tigard Triangle Plan District, respectively.
Chapter 18.310
NONRESIDENTIAL GENERAL PROVISIONS
18.310.040 Solar Installations
A. Accessory solar equipment.
1. Solar panels and energy storage systems that are accessory to a primary
use, such as solar roofs, solar carports, ground-mounted solar installations
smaller than 528 square feet, or solar batteries are allowed.
2. Accessory solar equipment as described in Paragraph 18.310.040.A.1 is
exempt from maximum height, maximum lot coverage, and minimum or
maximum setback requirements as provided elsewhere in this title.
B. Basic Utility. Standalone solar panel arrays on a site without other
development are considered a Basic Utility as defined in Chapter 18.60.050.
Chapter 18.350
RESIDENTIAL ZONE DEVELOPMENT STANDARDS
18.350.050 Design Standards
D. Materials.
1. The following materials are prohibited as exterior finish materials:
a. Vinyl PVC siding,
b. T-111 plywood,
c. Exterior insulation finishing (EIFS),
d. Corrugated metal,
17
e. Plain concrete er ^^v, conrcrete block,
f. Spandrel glass, or
g. Sheet pressboard.
Chapter 18.410
OFF-STREET PARKING AND LOADING
18.410.060 Vehicle and Bicycle Parking Quantity Standards
Table 18.410.3
Use Category Vehicle Maximum Bicycle Minimum
Residential-U„c See applicable housing type development
standards chapter in 18.200. The
residential componcnt of a mixcd use
development must use the parking
Civic/Institutional Use Categories
Basic Utilities None None
Colleges 1.0/3.3 1 .0/3.0 students/staff
students/staff
Community Services 2.5/1,000 0.3/1,000
Cultural Institutions 3.5/1,000 1.0/1,000
Day Care Home: None Home: None
Commercial: Commercial:
2.7/1,000 1.5/classroom
Emergency Services 3.5/1,000 0.5/1,000
Medical Centers 2.7/1,000 0.2/1,000
Postal Services 3.0/1,000 0.3/1,000
Religious Institutions 1.0/1.7 seats in 1.0/20 seats in main
main assembly assembly area
arca
Schools Preschool: Preschool:
7.0 +1.0/classroom 1.0/classroom
Elementary/JR: Elementary/JR:
18
Edited parking table to reflect new use category names. No other changes
to parking maximums have been made.
Table-1-8411M
Use Category Vehicle Maximum Bicycle Minimum
2/clas&eon4 6.0/classroom
SR: SR:
1.0/3.3 6.0/classroom
students/staff
_e. . - _ . _ _._- 12.0/1,000 main 2.0/1,000 main
assembly area assembly area
Temporary Shelter Nonc 1.0/5 beds
Commercial Use Categories
Adult Entertainment 3.5/1,000 0.5/1,000
1.0/1.25 s ats 1 .0/20 s ats
Animal Related Commercial 4.0/1,000 0.3/1,000
Bulk Sales 1.3/1,000 0.3/1,000
Commercial Lodging 1.2/room 1 .0/10 rooms
Custom Arts and Crafts 5.0/1,000 0.3/1,000
Eating and Drinking Establishments [11 Fast food: All: 1.0/1,000
17n�0
Other: 19.1/1,000
Indoor Entertainment 5.'1/1,000 0.5/1,000
Theater: 1.0/2.5 Theater: 1.0/10 seats
seats
Major Event Entertainment 1.0/2.5 seats or 1.0/10 seats or 40 ft
1.0/5 ft of bench of bench
Motor Vehicle Sales/Rental 1.3/1,000 but no 0.2/1,000 sales area
less than 'I
Motor Vehicle Servicing/Repair 2.3/1,000 but no 0.2/1,000
less than 'I
e- - e . •. _ None None
Office Non medical: Non medical:
3.'1/1,000 0.5/1,000
Medical• n Sir 000 Medical: 0.4/1,000
Outdoor Entertainment 4.5/1,000 0.4/1,000
Outdoor Sales 1.3/1,000 sales 0.1/1,000 sales area
arca
Personal--Se ices 3.0/1,000 All: 1.0/1,000
19
Table-1-8411M
Use Category Vehicle Maximum Bicycle Minimum
Bank with drive
through: 5.0/1,000
Repair-Oriented Retail /1.0/1,000 0.3/1,000
Sales Oriented Retail 5.0/1,000 0.3/1,000
Self Service Storage 1.0/4 storage units 1 .0/40 storage units
Vehicle Fuel Sales /1.0 + 2.0/service 0.2/1,000
bay
Industrial Use Categories
General Industrial Nene 0.1/1,000
Heavy Industrial None 0.1/1,000
Industrial Services 1.2/1,000 0.1/1,000
Light Industrial None 0.1/1,000
Railroad Yards None None
Research and Development 3.0/1,000 0.5/1,000
Warehouse/Freight Movement <150,000 sq ft: All: 0.1/1,000
0.8/1,000
X150,000 sq ft:
0. 1/1,000
Waste Related 7.0 None
Wholesale Sales 1.2/1,000 0.1/1,000
Other Use Categories
e _ _ - - e •' _ _ None None
Cemeteries None None
Detention Facilities None 1.0/2.5 beds
Heliports None None
Mining None None
Transportation/Utility Corridors None None
, ' - - _e•• • _ . 'e- ' ' - None None
Table 18.410.3
Vehicle and Bicycle Parking Quantity Standards
Parking space standards are calculated using the floor area for each use in
a development unless otherwise stated.
Use Category Vehicle Maximum Bicycle Minimum
Residential Use See applicable housing type development
standards cha•ter in 18.200. The residential
20
component of a mixed-use development must use
the parking requirements for apartments.
Basic Utility None None
Cemeteriesy None None
Detention Facilitiesy None 1.0/2.5 beds
Government Services 3.4/1,000 0.5/1,000
Railroad Yard None None
School or Religious
Facility
- Schools Preschool: Preschool:
7.0 +1.0/classroom 1.0/classroom
Elementary/JR: Elementary/JR:
2.5/classroom 6.0/classroom
SR: SR:
1.0/3.3 students/staff 6.0/classroom
- Religious 1.0/1.7 seats in main 1.0/20 seats in main
institutions Facility assembly area assembly area
Temporary Shelter None 1.0/5 beds
Transportation and None None
Utility Corridor
Wireless None
Communications None
Facility
Adult Entertainment 3.5/1,000 0.5/1,000
1.0/1.25 seats 1.0/20 seats
Commercial Lodging 1.2/room 1.0/10 rooms
Indoor Sales and
Services
- Sales and 5.0/1,000 0.3/1,000
Repair-Oriented
21
- Personal 3.0/1,000 1.0/1,000
Services-Oriented
-- Bank with 5.0/1,000 1.0/1,000
Drive Through
--Colleges 1.0/3.3 students/staff 1.0/3.3 students/staff
-- Daycare Home: None Home: None
Commercial: 2.7/1,000 Commercial:
1.5/classroom
- Entertainment- 5.4/1,000 0.5/1,000
Oriented
-- Eating Fast food: 12.4/1,000 All: 1.0/1,000
and Drinking
Other: 19.1/1,000
-- Movie 1.0/2.5 seats 1.0/10 seats
Theater
Major Event 1.0/2.5 seats or 1.0/5 ft 1.0/10 seats or 40 ft of
Entertainment of bench bench
Mobility Hub 4.0 + 2.0/service bay 0.2/1,000
Motor Vehicle Fuel 4.0 + 2.0/service bay 0.2/1,000
Sales
Motor Vehicle Sales and 1.3/1,000 but no less 0.2/1,000 sales area
Rental than 4
Motor Vehicle Servicing 2.3/1,000 but no less 0.2/1,000
than 4
Non-Accessory Parking None None
Office Non-medical: 3.4/1,000 Non-medical: 0.5/1,000
Medical: 4.9/1,000 Medical: 0.4/1,000
Outdoor Sales and
Services
- Outdoor Sales, 1.3/1,000 sales area 0.1/1,000 sales area
Personal Services, and
Repair-Oriented
22
- Outdoor 0.4/1,000
Entertainment-Oriented 4.5/1,000
Self-Service Storage 1.0/4 storage units 1.0/40 storage units
Industrial and None 0.1/1,000
Manufacturing
Off-Site Services 0.1/1,000
1.2/1,000
Warehouse and <150,000 sq ft: 0.8/1,000 All: 0.1/1,000
Distribution
>150,000 sq ft: 0.4/1,000
Waste-Related Facility 7.0 None
Wholesale and 1.2/1,000 0.1/1,000
Equipment Rental
Chapter 18.435
SIGNS
18.435.090 Special Condition Signs
C. Electronic information signs.
1. Electronic information signs are allowed only in the C GCOM, MUC, TMU, and
MU-CBD zones, and at schools that front an arterial street provided the sign is a
minimum of 200 feet from an abutting residential use and is oriented to the arterial
street.
D. Freestanding freeway-oriented signs.
1. For signs requiring a permit under the Oregon Motorist Information Act, the
city will provide the applicant the affidavits required under the provisions of ORS
377.723 only after a local sign permit has been approved.
2. Freeway-oriented signs are allowed only in the C GCOM, MUE, TMU, and
IND I P, I L and I H zones.
18.435.130 Base Zone Regulations
23
Changes to the sign code have been made in order to reflect changes to
zones. Sign code should continue to apply generally the same as it does
today.
B. COM zone. C-G and MUE zones. Signs other than the following are prohibited in
the C G and MUE zones COM zone:
C. C P MUE zone. Signs other than the following are prohibited in the C P MUE
zone:
. ,
C zones:
1. Freestanding signs are allowed, subject to the following limitations and
conditions:
a. One multi faced freestanding sign is allowed per premises,
b. A reader board assembly may be an integral part of the freestanding sign,
c. The maximum square footage of freestanding signs is 32 square feet per
.
d. The sign area may be incrq,ased one square foot for ach lin I foot the
sign is moved back from the front property line to which the sign is adjacent. If
the street is curbed and paved the measurement is taken from a point that is
15 feet from the pavement. This increase in sign area is limited to a maximum
- -- e- - e e e .. - -- e -
of way is 20 feet. Height may be increased 1 foot for each 10 feet of setback
2. Wall signs are allowed, subject to the following limitations and conditions:
a. Wall signs, including illuminated reader board signs, may be erected or
. . -
which the sign is to be mounted,
b. Wall signs must be parallel to the face of the building upon which the sign
is located and
,
c. If it is determined through the site development review process that the
wall sign's visual appeal and overall design quality would be served, an
additional 50 percent of the sign area may be allowed. Ne-ce +s allowed in
24
the additional are es of this subsection, "copy" includes symbols,
logos, and letters;
3. Directional signs on private property designed solely to identify driveway
- -- - . .
comply with Chapter , Vision Clearance Areas;
/1. Temporary signs in compliance with Sections 18.435.090 and 18A35.10( are
allowed;
. - • . 9-1 A - -
allowed;
6. Special condition signs in compliance with Section are allowed;
and
7. Awning signs, flush pitched "roof" signs, and painted wall signs are allowed.
ED. Industrial zones. Signs other than the following are prohibited in the IND zone: I-
P, I L, or I H zones:
FE. Additional requirements in the COM, MUE, and IND commercial and industrial
- _ -- . - .- _ _ E P . -e k,4 _ zones. If it is determined through the site
development review process that a sign's visual appeal and overall design quality would
be served while maintaining the intent and purpose of this chapter, an additional 50
percent of the allowable sign area and 25 percent of sign height may be allowed. No
copy is allowed in the additional area or height. For purposes of this subsection the
word "copy" includes symbols, logos and figures, as well as letters.
6. Shopping centers in the -C-G COM zone are entitled to freestanding signage
according to the following optional standards:
GE. MU-CBD, and TMU, MUC, and MUR zones. The following signs are allowed in
the TMU, MUC, MUR, zones and the MU-CBD zone, except that MU-CBD zoned
properties located west of Fanno Creek within the Fanno-Burnham Subarea of the
Tigard Downtown Plan District are subject to the residential zone sign standards in
Subsection 18.435.130.A and MU-CBD zoned properties north of Pacific Highway or
with frontage on Pacific Highway or Hall Boulevard are subject to the -C-G COM zone
sign standards in Subsection 18.435.130.B.
MG. _ _ - e-- - _ _ - ED . _ _ e-- Bridgeport Village Plan
District Standards. Sign standards for the Bridgeport Village Plan District are
located MUE 1, MUE 2, MUC, MUC 1, and MUR zones arc located in their respective
plan districts in Chapter 18.620, Bridgeport Village Plan District, and Chapter 18.670,
Washington Square Regional Center Plan District.
25
Chapter 18.450
WIRELESS COMMUNICATION FACILITIES
18.450.030 Uses Allowed
D. Towers in the IND zone I-L and I H zones. Locating a tower of any height,
including antennas, other supporting equipment, and accessory equipment shelters, is
allowed in the IND zone I L and I-H zones, provided that such a tower is set back from
any existing off-site residence by a distance equal to the height of the tower. Any
accessory equipment shelter must comply with the development standards of the
applicable development standards in Chapter 18.200 Residential Development
Standards or 18.300 Nonresidential Development Standards. Towers in the right-of-way
are subject to either the small cell standards of Subsection 18.450.030.E or the site
development review process of Section 18.450.040.
18.450.040 Uses Allowed Subject to Site Development Review
A. Uses allowed. The following uses are subject to approval through a site
development review as provided in Chapter 18.780, Site Development Review, using
the standards of Subsection 18.450.040.B as approval criteria:
1. Towers in commercial zones and the I P zonc. A tower, including antennas,
other support equipment, or accessory equipment shelters, in any commercial or I
P zonc, provided that such a tower is set back from any existing off-site residence
by a distance equal to the height of the tower.
18.450.050 Uses Allowed Subject to Conditional Use Review
A. Uses allowed. The following uses are subject to approval through a conditional use
review, as provided in Chapter 18.740, Conditional Uses, using the standards in
Subsection 18.450.050.B as approval criteria:
3. Towers in excess of 100 feet for a single user and 125 feet for multiple users
except those located in the IND zone I L and I H zones, which are allowed as
provided in Subsection 18.450.030.D.
18.450.060 Collocation Protocol
C. Pre-application requirement. A pre-application conference is required for all
proposed freestanding towers except those in the IND zoncl L and I H zoncs, which are
allowed.
Chapter 18.520
SIGNIFICANT TREE GROVES
18.520.060 Flexible Standards
26
Changes to the wireless code have been made to reflect changes to zones.
Changes reflect changes to zones.
C. Commercial development. Adjustments to commercial development standards in
Table 18.320.1 of up to 50% reduction in minimum setbacks and up to 20 feet additional
building height are allowed provided that:
1. At least 50% of a significant tree grove's canopy within a development site is
preserved;
2. The project arborist or landscape architect certifies the preservation is such
that the connectivity and viability of the remaining significant tree grove is
maximized while balancing the significant tree grove preservation considerations in
the Urban Forestry Manual;
3. Applicable screening standards in Section 18.420.050 are met; and
/I. Maximum floor area ratio is not exceeded in the MUE zone as provided in
Table 18.320.1; and
54. Any setback reduction is not adjacent to a residential zone.
E. Residential development. The requirement for 15% effective tree canopy cover per
lot or tract in the R 1, R 2, R 3.5, R 4.5, and R 7 RES-A, RES-B, and RES-C zones is
not required provided that:
Chapter 18.620
BRIDGEPORT VILLAGE PLAN DISTRICT
18.620.010 Purpose
The purpose of this chapter is to recognize and accommodate the changing commercial
and residential marketplace by allowing commercial and residential mixed uses in the
approximately 7-acre portion of the Bridgeport Village site that is within the City of
Tigard as shown on Map 18.620.A. in the Mixed Use Commercial (MUC-1) zone.
Retail, office, business services, and personal services are emphasized, but residential
uses are also allowed. A second purpose is to recognize that when developed under
certain regulations, commercial and residential uses may be compatible in the MUC 1
zone.
18.620.020 Applicability
B. Conflicting standards. The Bridgeport Village Plan District is zoned Mixed-Use
Commercial (MUC). In addition to other applicable standards of this title, the following
standards apply to all development located within the Bridgeport Village Plan District
within the MUC 1 zonc. The standards and requirements in this chapter govern in the
event of a conflict.
27
Changes reflect elimination of the MUC-1 zone. No impact to regulations.
18.620.030 Uses
Allowed, restricted, conditional, and prohibited uses within the MUC MUC 1 zone are
provided in Table 18.120.1.
18.620.040 Development Standards
A. Compliance. Development must comply with the following applicable development
standards, except where adjustments are granted in compliance with the
intergovernmental agreement between Tigard and Tualatin.
B. Development standards.
18.620.050 Signs
Signs. In addition to the requirements of Chapter 18.43E, Signs, the following standards
must be met:
A. Residential-only developments -.- -- 0 - _ e-- must meet the sign
requirements for the residential zones, Subsection 18.435.130.A; nonresidential
development within the MUC 1 zone must meet the requirements of the C P MUC zone,
Subsection 18.435.130.C. Sign area increases are prohibited.
B. The maximum height limit for all signs except wall signs is 10 feet. Wall signs are
not allowed to extend above the roof line of the wall on which the signs are located.
Height increases are not allowed.
C. Freestanding signs are prohibited within the required S-4 screening.
Chapter 18.630
DURHAM ADVANCED WASTEWATER TREATMENT FACILITY PLAN DISTRICT
18.630.030 Uses
General Provisions. A list of allowed, restricted, conditional, and prohibited uses in each
subdistrict is provided in Table 18.630.1. The use categories in Chapter 6.. , Use
Categories, that are not listed in Table 18.630.1, are not allowed within the plan district.
Unanticipated or omitted uses are subject to the provisions of Section 18.60.030.
A. Allowed (A). Uses that are allowed subject to all of the applicable provisions of this
title.
B. Restricted (R). Uses that are subject to allowed provided they are in compliance
with special requirements, exceptions, or restrictions provided in Subsection
18.630.030.E.
28
Changes reflect changes to zone names, use category names, and
structural changes throughout. No impact to regulations.
C. Conditional (C). Uses that require the approval of Hearings Officer using
discretionary criteria. The approval process and criteria are as provided in
Chapter 18.740, Conditional Uses.
D. Prohibited (P). Uses that are not allowed under any circumstance.
Table 18.630.1
Use Table
Subdistricts
Use Category Administrative Operations Floodplain
Subdistrict
Subdistrict Subdistrict
Waste-Related Facility P A P
Office A A P
Basic Utilities A A A
Transportation and/Utility A A A
Corridors
Industrial Off-Site Services RICH A P
General Industrial Industrial and P R[21 P
Manufacturing
Community Services A A A
Wireless Communication A A A
Facilityies
A=Allowed R=Restricted C=Conditional Use P=Prohibited
- - cc. r 4. - e, •
facility and utilizing raw materials recovered, diverted, or produced by the collection and
treatment of wastewater.
E. Plan district use restrictions.
1. Off-Site Services. This use is restricted to support facilities that are
clearly accessory to and support the wastewater treatment facility and are
conducted entirely indoors with the exception of parking. Support facilities
are conditionally allowed within the administrative subdistrict.
2. Industrial and Manufacturing. This use is restricted to industrial uses
that are clearly accessory to the wastewater treatment facility and utilizing
29
raw materials recovered, diverted, or produced by the collection and
treatment of wastewater.
Chapter 18.640
RIVER TERRACE PLAN DISTRICT
18.640.050 Commercial Development Standards
Development in the C C MUC zone is subject to the land use and development
standards in Chapter 18.120, Commercial Zones, and Chapter 18.320, Commercial
Zone Development Standards, except where an adjustment has been approved as
provided by Chapter 18 , Adjustments, or Subsection 18.640.660.D.
18.640.070 Planned Developments B. Housing types. In addition to Paragraph
18.770.030.1.2, all housing types may be allowed in the C C MUC zone where
appropriately located, designed, and scaled. Any proposed housing must meet the
applicable standards of this chapter and the applicable housing type chapter in 18.200
Residential Development Standards, except as adjusted through the planned
development approval process.
18.640.080 Street Design
B. Commercial collector. The following street design standards apply to the
commercial collector as shown in Figure 18.640.8. These standards apply to the
collector street located in the C-C MUC zone. The general location of the commercial
collector is shown on Map 18.640.B, which is located at the end of this chapter.
Chapter 18.650
TIGARD DOWNTOWN PLAN DISTRICT
18.650.030 Approval Process
A. Procedures.
1. Type 1 site downtown development review. Downtown development review
aApplications for development or modifications that meet the thresholds of
Paragraph 18.650.030.B.1 arc proccsccd through a Type I procedure, as provided
in Section 18.710.050, using the approval criteria in Subsection 18.650.040.A.
2. Type II sitedowntown development review. Downtown development review
aApplications for development or modifications that meet the thresholds of
Paragraph 18.650.030.B.2 are processed through a Type II procedure, as provided
in Section 18.710.060, using the approval criteria in Subsection 18.650.040.B.
3. Downtown adjustment. Downtown adjustment applications are processed
concurrently with a sitedowntown development review, through a Type II
30
Changes reflect the elimination of the downtown development review
application, which currently works more like a site development review,
and opens up the DDR acronym for use by the new development design
review application intended for use by WSRC.
procedure, as provided in Section 18.710.060, using the approval criteria in
Subsection 18.650.040.C. There are two types of downtown adjustments:
a. Adjustments to the design standards of Section 18.650.060, and
b. Specific adjustments allowed by Section 18.650.080.
B. Review thresholds. If a proposed development or modification is unlisted, the
Director will determine the most appropriate review type. This determination is the final
local decision and will favor the review type that provides the most appropriate public
notice and opportunity for public comment.
1. Type I sitedowntown development review. A Type I sitedowntown
development review is required for the following:
2. Type II sitedowntown development review. A Type II sitcdowntown
development review is required for the following:
18.650.040 Approval Criteria
A. Type I sitedowntown development review. The approval authority will approve or
approve with conditions an application for Type I sited-own-town development review
when the following are met:
B. Type II sitedowntown development review. The approval authority will approve or
approve with conditions an application for Type II sitcdowntown development review
when the following are met:
C. Downtown adjustment. The approval authority will approve or approve with
conditions an application for a downtown adjustment when either:
1. The design adjustment will result in development that equally or better meets
the purpose of the standard in Section 18.650.060 that is being modified, or
2. The specific adjustment is allowed by Section 18.650.080 and complies with
the approval criteria provided for that adjustment.
18.650.050 Land Use Standards
A. General provisions. A list of allowed, restricted, conditional, and prohibited
uses in the MU-CBD zone is provided in Table 18.650.1. If a use category is not
listed, see Section 18.60.03( .
1. Allowed(A). Uses that are allowed, subject to all of the applicable
provisions of this title.
31
Changes reflect structural and naming changes throughout the code. No
impact to regulations.
2. Restricted (R). Uses that are subject to special requirements, exceptions,
or restrictions provided in Subsection 18.650.050.B.
2. Conditional (C). Uses that require the approval of the Hearings Officer
using discretionary criteria. The approval process and criteria are provided in
Chapter , Conditional Uses.
3. Prohibited (P). Uses that are not allowed under any circumstance.
Table 18.650.1
Tigard Downtown Land Use Standards
Use Categories MU-CBD
Residential Use Category
Residential Use A/R
Civic Use Categories
Basic Utility R/C
Cemetery P
Detention Facility C
Government Services A
Railroad Yard P
School or Religious Facility A
Temporary Shelter C
Transportation and Utility Corridor A_
Wireless Communications Facility R
Commercial Use Categories
Adult Entertainment
P
Commercial Lodging A
Indoor Sales and Services
R
Major Event Entertainment C
Mobility Hub C
Motor Vehicle Fuel Sales R
Motor Vehicle Sales and Rental R
Motor Vehicle Servicing R
Non-Accessory Parking A
Office A
Outdoor Sales and Services R
Self-Service Storage R
Industrial Use Categories
Industrial and Manufacturing P
Off-Site Services P
Warehouse and Distribution and P
Freight Movement
1 Waste-Related P
32
Wholesale and Equipment Rental I P
B. MU-CBD zone use restrictions.
1. Residential Use. Any combination of residential and nonresidential use
proposed for the same site and not contained in a mixed-use development
require planned development review.
2. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second
story of a vertical mixed-use building.
3. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
4. Indoor Sales and Services.
a. Uses with drive-through services that were lawfully in existence
prior to the adoption of the MU-CBD zone are allowed. All new uses with
drive-through services are prohibited.
b. The maximum allowed gross floor area is 60,000 square feet per
building or tenant in all MU-CBD subareas except the 99W-Hall subarea
as shown on Map 18.650.A.
5. Motor Vehicle Fuel Sales. Uses that were lawfully in existence prior to the
adoption of the MU-CBD zone are allowed. All new uses are prohibited.
6. Motor Vehicle Sales and Rental. Uses that were lawfully in existence
prior to the adoption of the MU-CBD zone are allowed. All new uses are
prohibited.
7. Motor Vehicle Servicing. All use activities must be contained inside a
structure except for employee and customer parking.
8. Outdoor Sales and Services. All inventory and materials must be
contained completely within a building.
9. Self-Service Storage. Uses that were lawfully in existence prior to the
adoption of the MU-CBD zone are allowed. All new uses are prohibited.
10. Motor Vehicle Fuel Sales. Uses that were lawfully in existence prior to
the adoption of the MU-CBD zone are allowed. All new uses are prohibited.
33
18.650.060 Housing Types
A. A housing type is not a use category. It describes a type of development that
contains a Residential Use.
B. A list of allowed, limited, and prohibited housing types in the MU-CBD zone
is provided in Table 18.650.2. The terms and abbreviations in Table 18.650.2 are
as follows:
1. Yes, allowed(Y). Housing types that are allowed.
2. Limited (L). Housing types that are allowed subject to specific
limitations.
3. No, prohibited (N). Housing types that are not allowed under any
circumstance.
C. All housing types are subject to the standards and provisions of the
applicable development standards chapter. The applicable chapter for each
housing type is provided in Table 18.650.2.
D. All allowed housing types may be built on site or manufactured off site.
Table 18.650.2
MU-CBD Zone Housin• T •es
Housing Types Applicable Chapter MU-CBD
Accessory Dwelling Units 18.220 N
Apartments 18.230 _Y
1 Cottage Clusters 18.240 _N
Courtyard Units 18.250 N
Mobile Home Parks 18.260 L
Quads 18.270 N
Rowhouses 18.280 Y
Small Form Residential 18.290 N
Mixed-Use Development 18.650 Y
34
E. Limited housing types. Mobile home parks that were lawfully in existence
prior to the adoption of the MU-CBD zone are allowed. All new mobile home parks
are prohibited.
18.650.00070 Development Standards
Table 18.650.1
Table 18.650.3
Development Standards
Sub-Areas
99W/Hall
Standard Main Street (MS) Corridor Scoffins/Commercial Fanno/Burnham (FB)
(99H)
Minimum Lot None None None None
Size
Minimum Lot None None None None
Width
Minimum Setbacks
0/5 ft. (5
- Front 0 ft. ft. for 0 ft. 0 ft.
frontage
on 99W)
- Street side 0 ft. 0 ft. 0 ft. 0 ft.
- Side 0 ft. 0 ft. 0 ft. 0 ft.
- Rear 0 ft. 5 ft. 5 ft. 5 ft.
Maximum Setbacks
- Front 10 ft. 25 ft. 20 ft. 20 ft.
- Street side 10 ft. None None None
Building Height
- Minimum 20 ft. 20 ft. 20 ft. 20 ft.
- Maximum [1] 80 ft. 45 ft. 80 ft. 80 ft. [2]
- First story 15 ft. 15 ft. None None
minimum
Maximum Lot 100% 90% 90% 80%
Coverage
Minimum
Landscape Area 0% 10% 10% 20%
[3]
Minimum Building 50% 50% 50% 50%
Frontage
Residential Density (units per acre)
35
- Minimum [4] 25 25 25 15
- Maximum [1] 50 50 50 [5] 50 [5]
18.650.060080 Design Standards
18.650.0-7-0090 Transportation Connectivity
18.650.080100 Specific Adjustments
Table 18.650.2
Table 18.650.4
Density Bonuses
Affordable Dwelling Units Based on Maximum Density Bonus
Density
5% 5%
10% 10%
20% 20%
30% 30%
40% 40%
50% 50%
Chapter 18.660
TIGARD TRIANGLE PLAN DISTRICT
18.660.020 Applicability
A. Applicability.
2. General Commercial (G-GCOM) and Mixed-Use Commercial (MUC) zones.
The standards and procedures in this chapter do not apply to property that is
located in the C GCOM or MUC zones within the Tigard Triangle Plan District,
except for the transportation facility standards in Section 18.660.090. Property in
the C GCOM or MUC zones is regulated by other chapters in this title, including,
but not limited to, Chapter 18.120, Commercial Zones, and Chapter 18.320,
Commercial Zone Development Standards.
4. The boundary of the Tigard Triangle Plan District is shown on Map 18.660.A.
The TMU zone and C-GCOM zone are also shown on this map and the official
zoning map. Transportation facilities are shown on Map 18.660.B.
36
Changes reflect structural and naming changes throughout the code. No
impact to regulations.
,, . e :.: : i. ,
ir y r
Tigard
FTriangle
'.urdary and Zoning
Map
Trgirdnangle Flan DFarkr .
'.= .. :.
Trtui•rQ5r04:+rM+WIGG}d7+.4 I
•
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37
Some zoning in the existing C-G zone in the Triangle has been changed to
better accommodate redevelopment on redevelopable parcels.
Map 18.660.A Tigard Triangle Boundary and Zoning
Iii ��. - IP—
,
1_, Tigard
P -
Tigard Triangle Plan District:
i Boundary and Zoning Map _
el Tigard Triangle Plan District I�tq
1.111 Commercial(COM)Zone
IMI Mixed-Use Commercial(MUC)Zone
Triangle Mixed-Use(TMU)Zone "A,
.. Six Story Max.Height
Z Four Story Max.Height
PFAFFLt,i
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ATLANTA, .LnwEs sT
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38
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and r . • street,path,and trail • f r I
alignFne are illwtrgixg-All future • Fri
trance ., .•s f iIitits are subject - .
to change 4. •en developrnent .,i- x}
rs+•aew,ireal .:Y.CIYg,neering '-E. i I i I
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4 Alleys(Encouraged) IUuI- i_ .,_1. 1 ______________J
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Tigard Nan•n District 1 ��-
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39
An updated transportation map reflects the work currently being done on
the Red Rock Creek Trail alignment.
Map 18.660.6 Tigard Triangle Transportation Network
on....■.n.... i.o.... -- , , , , II , i H � L
Tigard Triangle P X111.
Transportation Network Map I■■■um
MM B iii`- i n .4 it . �•
in Future street intersection locations m �y Rm.
— - and future street,path,and trail i .ter illi�r GAF\ ' �r •r
- alignments are illustrative.All future 1 ec'
transportation facilities are subject 11, 111
to change based on development
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Transportation Facilities
Existing Street .A
——• Future Street
Future Path :• :::..••■
Existing Trail ■ •
Future Trail Vjallii LI F ki
Bike Lane(Both Sides) -
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40
18.660.060 Land Use Standards
B. General provisions.
2. Mobile food carts are allowed subject to Chapter 18.440, Temporary Uses.
the city's food cart policy.
C. Land use standards.
1. Allowed (A) land uses are listed in Table 18.660.4.
2. Restricted (R) land uses are listed in Table 18.660.4 and are subject to
special requirements, exceptions,_or restrictions provided in Paragraph
18.660.060.C.5. the following restrictions:
a. Non accessory parking must be located within parking structures except
parking. Covered parking is not considered a parking structure.
i. Non accessory parking structures must meet all applicable design
flexible structures with flat floor decks that can transition to accommodate
allowed uses in the future.
ii. New non accessory surface parking is allowed if approved through
• _. .. .
b. The maximum floor area for Bulk Sales and Sales Oriented Retail uses is
30,000 square feet per tenant space.
i. Not utilize, store, or create highly combustible, explosive, or
hazardous materials, and
located and screened as required by the site design standards in
Section 18.660.07C.
d. Wireless communication facilities are subject to the land use review
process and associated standards in Chapter 18.450, Wireless
41
Changes reflect structural and naming changes throughout the code. No
impact to regulations.
federal law.
3. Conditional (C) land uses are listed in Table 18.660.4 and are subject to the
land use review process and associated development standards provided in
Chapter 18.740, Conditional Uses.
4. Prohibited (P) land uses.
a. Prohibited uses are listed in Table 18.660.4 and are not eligible for
adjustment through the land use review process provided in Paragraph
18.660.040.C.4.
b. All marijuana facilities are prohibited.
Table 18.660.4
Use Table
Use Category TMU
Residential Use Category
Residential Use A
Civic Institutional Use Categories
Basic Utility Utilities C
Cemetery P
Detention Facility P
Colleges A
Community Services A
Cultural Institutions A
Day Caro A
Emergency Services A
Government Services A
Railroad Yard A
School or Religious Facility C
Medical Centers A
Postal Sorvine A
Religious Institutions A
Schools A
-- - - - - - - -- A
Temporary Shelter A
Transportation and Utility Corridor A
Wireless Communications Facility R
42
Table 18.660.4
Use Table
Use Category TMU
Commercial Use Categories
Adult Entertainment P
Animal Related Commercial P
Bulk Sales R
Commercial Lodging A
Custom Arts and Crafts A
A
Indoor Entertainment A
Indoor Sales and Services R
Major Event Entertainment P
Mobility Hub C
Motor Vehicle Fuel Sales P
Motor Vehicle Sales and/Rental P
Motor Vehicle Servicing /Repair P
Non-Accessory Parking R
Office A
Outdoor Sales and Services P
Outdoor Entertainment P
Outdoor Sales P
Personal Services A
Repair Oriented Retail A
Sales Oriented Retail R
Self-Service Storage P
Vehicle Fuel Sales P
Industrial Use Categories
General Industrial R
Heavy Industrial P
Industrial Services P
Light Industrial R
Railroad Yards A
• - -e `- . __ --- A
Industrial and Manufacturing R
Off-Site Services P
Warehouse and Distribution /Freight
Movement
43
Table 18.660.4
Use Table
Use Category TMU
Waste-Related Facility P
Wholesale and Equipment Rental P
Other-Use-Categories
Cemeteries P
Detention Facilities P
Heliports P
Mining P
Transportation/Utility Corridors A
A=Allowed R=Restricted C=Conditional Use P=Prohibited
5. TMU zone use restrictions.
a. Wireless Communication Facility. Wireless Communication Facilities
are subject to the land use review process and associated standards in
Chapter , Wireless Communication Facilities, unless different
standards are approved through the adjustment process as provided in
Paragraph 18.660.040.C.4 or required by federal law.
b. Indoor Sales and Services. The maximum gross floor area is 30,000
square feet per tenant.
c. Non-Accessory Parking.
i. Non-Accessory Parking must be located within parking structures
except where existing surface parking is proposed to be used for
non-accessory parking. Covered parking is not considered a parking
structure.
ii. Non-accessory parking structures must meet all applicable
design standards in this chapter. Additionally, ground stories must be
designed as flexible structures with flat floor decks that can transition
to accommodate other allowed uses in the future.
iii. New non-accessory surface parking is allowed if approved
through the adjustment process as provided in Paragraph
18.660.040.C.4.
d. Industrial and Manufacturing.
44
i. The maximum gross floor area is 2,000 square feet per tenant
space.
ii. The use must not utilize, store, or create highly combustible,
explosive, or hazardous materials.
iii. All activities must be located inside a building, except for
utilities, service areas, and off-street parking and loading areas.
These activities must be located and screened as required by the site
design standards in Section 18.660.070.
18.660.070 Site Design Standards
A. Purpose. The purpose of these standards is to create safe, comfortable, and
attractive streetscapes for pedestrians and preserve district trees, specifically the
Oregon white oak (Quercus garryana). In keeping with the stated purpose of this
section, site design standards do not apply to street property lines along Interstate 5
and Highway 217.
H. District trees.
1. District trees are Oregon white oaks located throughout the TMU zone
adjacent to existing and future public rights-of-way as shown on the Tigard Triangle
District Tree Inventory and Map. Oregon whits oaks in public rights of way arc
regulated as street trees and are subject to the provisions in Subparagraph
18.660.090.C.4.c.
Chapter 18.720
ANNEXATIONS
B. Assignment of comprehensive plan and zoning designations. The comprehensive
plan designation and the zoning designation placed on the property is the city's base
zone that most closely implements the city's or county's comprehensive plan map
designation. The assignment of these designations occurs automatically and
concurrently with the annexation. In the case of land that carries county designations,
the city will convert the county's comprehensive plan map and zoning designations to
the city designations that are the most similar. A zone change is required if the applicant
requests a comprehensive plan map or zoning map designation other than the existing
designations. A request for a zone change may be processed concurrently with an
annexation application or after the annexation has been approved. Within the
Washington Square Regional Center, the assignment of city comprehensive plan and
zoning designations will be as provided in Chapter 18.670, Washington Square
Regional Center Plan District the Washington Square Regional Center Phase II
45
Changes to district tree regulations in response confusion regarding how
to apply the existing standard.
Changes reflect structural and naming changes throughout the code. No
impact to regulations.
C. Conversion table. Table 18.720.1 summarizes the conversion of the county's plan
and zoning designations to city designations that are most similar.
Table 18.720.1
Conversion Table for County and City Comprehensive Plan and Zoning
Designations
Washington County City of Tigard
Land Use Districts/Plan City of Tigard Zoning Zone Name
Designation
R-5 Res. 5 units per acre -1 RES-B Residential-B
R-6 Res. 6 units per acre RES-C Residential-C
R-9 Res. 9 units per acre RES-D Residential-D
R-15 Res. 15 units per RES-E Residential-E
acre
R-24 Res. 24 units per RES-E Residential-E
acre
Office Commercial (OC) C P MUE Professional/Administrativo
Commercial Mixed-Use
Employment
Neighborhood C N MUR Neighborhood Commercial
Commercial (NC) Mixed-Use Residential
General Commercial (GC) C G COM General Commercial
Industrial (IND) I-L IND LiOt Industrial
Institutional (INST) Equivalent to adjacent Equivalent to adjacent
County base zone County base zone
Chapter 18.740
CONDITIONAL USES
18.740.030 General Provisions
A. Conditional use approval is required to establish a new conditional use or to
substantially redevelop an existing conditional use. Substantial redevelopment is
18.740.050 Approval Criteria
46
The approval authority will approve or approve with conditions a conditional use
application when all of the following criteria are met:
H. If the proposed development is located in an industrial zone, it provides
public benefits consistent with the purpose of the base zone where the restricted
use is located. Potential benefits include, but are not limited to, the following:
1. Energy Trust Path to Net Zero certification, as demonstrated by an
approved EUI number,
2. On-site generation and storage of renewable power,
3. Off-site improvements to active transportation facilities,
4. Documentation that the appropriate Jobs and Economic Development
Fee has been paid, as determined by the Economic Development Manager or
designee, or
5. Other similar item as determined by the Director.
Chapter 18.765
MODIFICATIONS
18.765.040 General Provisions
C. A proposed modification that constitutes substantial redevelopment, as determined
by the Director, requires submittal of a new land use application rather than a
modification application. Substantial redevelopment is defined as a modification that
characteristics, or original findings of fact.
18.765.060 Minor Modifications
A. Definition. A minor modification has the following characteristics:
1. It has minimal impacts on surrounding properties, sensitive lands, or public
facilities; and
2. It does not cause the development to go out of conformance with any
applicable standard or further out of conformance if already nonconforming, except
where an adjustment has been approved.; and
3. It does not require a technical study, such as a full transportation impact
analysis, although it may require minor technical memos such as stormwater
analysis.
47
New conditional use criteria ensures that any conditional uses in industrial
zones support the overall intent of industrial zones as established through
this project.
Edits to the Modifications chapter provide additional clarity for staff and
applicants regarding when a modification is allowed, minor, or major.
B. Examples. Examples of minor modifications may include, but are not limited to, the
following:
1. Interior building modification or change of use that requires the application of a
higher parking quantity requirement.
21. Exterior building facade modification that requires the application of a design
standard.
32. Change of use to a restricted use.
4. Change to the site that requires review of parking lot design or maximum
parking standards.
53. Minor decrease in A minor change to screening, open space, or
landscaping.
18.765.070 Major Modifications
A. Definition. A major modification has the following characteristics:
1. It has more than minimal impacts on surrounding properties, sensitive lands,
or public facilities but does not qualify as substantial redevelopment as defined in
Subsection 18.765.O/1O.C; a-n-et
2. It does not cause the development to go out of conformance with any
applicable standard or further out of conformance if already nonconforming, except
where an adjustment has been approved—; and
3. It may require a technical study, such as a full transportation impact
analysis.
B. Examples. Examples of major modifications include, but are not limited to, the
following:
1. i **• •e• _ . - - e - - A change to activities associated with a
conditional use.
dwelling unit. A change in housing type.
3. Major decrease in A change to screening, open space, or landscaping.
Chapter 18.770
PLANNED DEVELOPMENT REVIEWS
18.770.030 General Provisions
48
A. Planned development review is a voluntary process.
B. Planned development approval is required to establish a new planned
development or to substantially redevelop an existing planned development. Substantial
- - - - _ _ . , - - - - - - , - - •- - • - - - -
C. An applicant may choose to submit a single consolidated planned development
application or two consecutive planned development applications consisting of a
concept plan application and a detailed plan application.
D. The proposed development must comply with all applicable development standards
and requirements of this title, except as specifically adjusted through the planned
development approval process. Planned development review satisfies the requirements
for site development or conditional use review and a separate site development,
conditional use, or adjustment application is not required.
E. If the proposed development includes both residential and nonresidential
buildings:
1. Residential buildings, except for mixed-use buildings, are subject to the
applicable standards for the housing type as provided in Chapter 18.200,
Residential Development Standards.
2. Nonresidential or mixed-use buildings are subject to the applicable
standards as provided in Chapter 18.300, Nonresidential Development
Standards.
EF. If sensitive lands review is required, a sensitive lands application must be
submitted concurrently with a consolidated or detailed plan application. A sensitive
lands application may not be submitted concurrently with a concept plan application.
FG. If land division is proposed, a subdivision or land partition application must be
submitted concurrently with a consolidated or detailed plan application. A subdivision or
land partition application may not be submitted concurrently with a concept plan
application.
GH. If the proposed development has more than one base zone designation, density
and floor area standards are calculated for each base zone as provided by this title.
M. Density and floor area allocations and increases allowed with planned
development approval are as follows:
1. Minimum density and floor area may be allocated anywhere on the site
regardless of the underlying base zone designation.
49
New approval criterion provides a clearer path forward for development
where residential and nonresidential uses are proposed on the same site
outside of a mixed-use building.
2. Maximum density and floor area may be increased subject to the limitation of
Subparagraph 18.770.060.B.10.b.
U. Uses and housing types allowed with planned development approval are based
on the underlying zoning as follows:
1. Residential zones. All housing types and civic uses are allowed. Commercial
uses not allowed by the underlying base zone may be allowed where appropriately
located, designed, and scaled.
2. Commercial zones. Apartments and civic uses not allowed by the underlying
base zone may be allowed where appropriately located, designed, and scaled.
3. Industrial zones. No additional uses are allowed beyond what is allowed in the
applicable base zone.
JK. The following development standards may not be adjusted with planned
development approval:
1. Minimum density or minimum floor area ratio.
2. Maximum parking ratio.
3. Any development standard that contains an express prohibition.
14L. Planned development approvals may not adjust the items listed in Paragraph
18.715.020.B.2 through 6.
hM. Planned development approvals may be modified as allowed by Chapter 18.765,
Modifications.
Chapter 18.780
SITE DEVELOPMENT REVIEWS
18.780.030 General Provisions
A. Site development approval is required to develop a vacant site or to substantially
redevelop an existing developed site. Substantial redevelopment is defined as a
Chapter 18.805
LOT STANDARDS
18.805.030 Residential Lot Standards
50
A. Lot size. Dimensional standards for lots created or configured for residential
development are provided in Table 18.805.1 for all zones where residential
development is allowed.
Table 18.805.1
Dimensional Standards for Residential Lots by Housing Type
Standa RES RES RES RES RE MU MU MU MU MU MU MU
rd -A -B -C -D S-E - C C4 € € R4 R4
CB and
D MU MU
€2 R
Minimum Lot Size (ft)
Apartm 3,00 1,4 No No Nan No No Non Non
ents 0 80 ne ne e ne no e e
Cottage 20,0 7,50 7,00 7,00 - - - 10,0 10,0
Cluster 00 0 0 0 00 99
7,00
0
Courtya 20,0 7,50 7,00 7,00 - - - 8,00 8,00
rd Unit 00 0 0 0 0 0
7,00
0
Quad 10,0 7,50 5,00 3,00 - - - Non Non
00 0 0 0 e e
Rowho 1,50 1,50 1,25 750 No No Non - - Non Non
use 0 0 0 ne ne e e e
Small 20,0 7,50 5,00 3,00 - - - -
Form 00 0 0 0
Reside
ntial
Maximum Lot Size (ft)
Apartm Non No No No Non No No Non Non
ents e ne ne ne e ee e-e e e
Cottage 32,4 32,4 32,4 32,4 - - - 32,4 32-74
Cluster 99 99 99 99 99 99
Courtya 25,9 25,9 25,9 25,9 - - - 25,9 2
rd Unit 99 99 99 99 99 99
Quad 11,5 9,00 6,25 6,25 - - - 5,00 5,00
00 0 0 0 0 0
Rowho 3,00 3,00 1,75 1,25 1,0 No 870 - - 870 1,75
use 0 0 0 0 00 ne 0
Small 25,0 9,37 6,25 3,75 -
Form 00 5 0 0
51
Changes reflect changes to zones.
Reside
ntial
Minimum Lot Width (ft)
Apartm Non No No No Non Na No Non Non
ents a ne ne ne e ne ne e e
Cottage 75 50 50 Non - - - Non NOR
Cluster e e e
Courtya 75 50 50 50 - - - Non Non
rd Unit e e
Quad 75 50 50 Non - - - Non Nan
e e e
Rowho 25 25 20 Non 20 No 16 - - 16 4-6
use a ne
Small 100 50 50 Non - - - -
Form e
Reside
ntial
18.805.040 Nonresidential Lot Standards
Dimensional standards for nonresidential or mixed use lots created or reconfigured in
commercial or industrial zones are provided in Table 18.805.2.
There are no minimum lot size or lot width standards for nonresidential or mixed-
use development.
Table X18 805. 2
Standard C-N C-G C-G C-P M U E M-U E- M U-R- MUG C 1-R W
2 1- MUE-
M-U-R- 1-
2
Minimum 5,000 None 6,000 None None None None None None None None
Lot Size
{sq. ft.)
Minimum 50 50 50 50 None None None None 50 50 50
Lot Width
{ft.)
52
Removal of minimum lot dimensions for nonresidential development align
with other nonresidential standards proposed with this code package,
aimed at simplifying nonresidential development review.
Chapter 18.60
USE CATEGORIES
18.60.010 Purpose
This chapter classifies land uses and activities into use categories on the basis of
common functional, product, or physical characteristics. Characteristics include the type
and amount of activity, the type of customers or residents, how goods or services are
sold or delivered, and certain site factors. The use categories provide a systematic
basis for assignment of present and future uses to zones. The decision to allow or
prohibit the use categories in the various base zones is based on the goals and policies
of the comprehensive plan. (Ord. 10-15 §1)
18.60.020 Classification of Uses
A. Considerations.
1. The "Characteristics" subsection of each use category describes the
characteristics of each use category. Uses are assigned to the category whose
description most closely describes the nature of the primary use.
2. The following items are considered to determine what use category the use is
in, and whether the activities constitute primary uses or accessory uses:
a. Description of the activities in relationship to the characteristics of each
use category;
b. Relative amount of site or floor area and equipment devoted to the
activities;
c. Relative amounts of sales from each activity;
d. Customer type for each activity;
e. Relative number of employees in each activity;
f. Hours of operation;
g. Site arrangement, including buildings and structures;
h. Vehicles used with the activities;
i. The relative number of vehicle trips generated by the activities;
j. Signs;
k. How the use advertises itself; and
I. Whether the activity would be likely to be found independent of the other
activities on the site.
B. Developments with multiple primary uses. When all of the primary uses of a
development fall within one use category, then the development is assigned to that use
category. When the primary uses of a development fall within different use categories,
each primary use is classified in the applicable category and is subject to the
regulations for that category.
C. Accessory uses. The "Accessory Uses" subsection of each use category provides
a list of common accessory uses associated with that use category. Accessory uses are
allowed in conjunction with the use unless stated otherwise in the regulations. Also,
unless otherwise stated, they are subject to the same regulations as the primary use.
D. Use of examples. The "Examples" subsection of each use category provides a list
of examples of uses that are included in the use category. The names of uses on the
lists are generic. They are based on the common meaning of the terms and not on what
a specific use may call itself. For example, a use whose business name is "Wholesale
Liquidation" but that sells mostly to consumers, would be included in the Indoor Sales
and Services use category rather than the Wholesale and Equipment Rental use
category. This is because the actual activity on the site matches the description of
Indoor Sales and Services use category.
18.60.030 Unlisted Uses
A. Purpose. The purpose of these provisions is to establish a procedure for
determining whether certain specific unlisted uses are allowed in a base zone and to
which use category the unlisted use is most similar.
B. Approval process. The Director will make a determination, using the process
provided in Chapter 18.73C, Director Determinations.
C. Approval standards. The Director will make a determination of the most
appropriate use category based on the following:
1. Whether the use is consistent with the intent and purpose of the applicable
base zone;
2. Whether the use is similar to and of the same general type as the use
categories listed in the base zone;
3. Whether the use has similar intensity, density, and off-site impacts as the use
categories listed in the base zone, to be evaluated using the criteria provided in
Paragraph 18.60.020.A.2; and
4. Whether the use has similar impacts on the community facilities as the listed
use categories. Community facilities include streets, schools, libraries, hospitals,
parks, police and fire stations, and water, sanitary sewer and storm drainage
systems.
D. Other provisions. The Director will not authorize an omitted or unanticipated use in
a base zone if the use category is specifically listed in another base zone as either an
allowed use, restricted use, or a conditional use. (Ord. 18-23 §2; Ord. 10-15 §1)
18.60.040 Residential Use Category
A. Characteristics:
1. Residential use is the residential occupancy of a dwelling unit by related or
unrelated individuals. The maximum number of residents who may occupy any
given dwelling unit is determined by the state building code.
2. Residential use also includes the occupancy of an institution or facility where
the components of a dwelling unit are shared by residents.
3. Residential occupancy is arranged on a month-to-month basis, at a minimum,
or for longer periods of time.
4. Residential use may include any combination of care, training, or treatment.
B. Accessory uses: Accessory uses may include parking, recreational and social
facilities, dining halls, and home occupations.
C. Examples: Examples include household living, group living, foster homes,
dormitories, fraternities and sororities, monasteries and convents, nursing and
convalescent homes, memory care facilities, group homes for disabled individuals,
residential treatment programs, assisted living facilities, and progressive or continuing
care facilities.
D. Exceptions:
1. Does not include uses meeting the definition of Temporary Shelter,
Commercial Lodging, or Detention Facility.
2. Does not include dormitories, fraternities, or sororities where accessory to
Indoor Sales and Services uses.
18.60.050 Civic Use Categories
A. Basic Utility.
1. Characteristics: A Basic Utility is an infrastructure service that must be located
in or near where the service is provided. Basic Utility uses generally do not have
employees at the site other than for construction or maintenance. Service may be
public or privately provided.
2. Accessory Uses: Accessory uses may include parking; control, monitoring,
data, or transmission equipment; and shelters.
3. Examples: Examples include water towers or reservoirs, data centers, energy
production including solar production as a standalone use, water quality or flow
control facilities, water conveyance systems, water harvesting or re-use
conveyance systems or pump stations, stormwater facilities or conveyance
systems, power substations, and transit stations.
4. Clarifications:
a. Utility offices where employees or customers are generally present are
categorized as Office.
b. Fleet vehicle storage as a primary use is categorized as Off-Site Services.
c. Public or private passageways, including easements, for the express
purpose of transmitting or transporting electricity, gas, oil, water, sewage,
communication signals, or other similar services on a regional level are
categorized as Transportation and Utility Corridors.
d. Does not include utilities proposed with or for a specific development,
including solar arrays, which are considered accessory to the primary use.
B. Cemetery.
1. Characteristics: A Cemetery is a facility for the permanent storage of human
remains.
2. Accessory uses: Accessory uses may include chapels, mortuaries, offices,
maintenance facilities, or parking.
C. Detention Facility.
1. Characteristics: A Detention Facility is devoted to the judicially required
detention, incarceration, or supervision of people.
2. Accessory uses: Accessory uses may include offices, recreational or health
facilities, therapy facilities, maintenance facilities, or hobby or manufacturing
facilities.
3. Examples: Examples include prisons, jails, probation centers, juvenile
detention homes, or related post-incarceration.
4. Clarifications:
a. Programs that provide care or training or treatment for psychiatric,
alcohol, or drug problems, where patients are residents of the program, but
where patients are not supervised by public safety personnel, are categorized
as Residential Use.
b. Temporary holding cells within a police station are considered accessory
to a Government Services use.
D. Government Services.
1. Characteristics: A Government Services use is a government-operated indoor
or outdoor facility that is intended at least in part for use or access by the public.
2. Accessory uses: Accessory uses may include office, parking, cafés, or
storage.
3. Examples: Examples include parks, libraries, city hall, police or fire stations,
public plazas, or administrative offices for school or fire districts when designed as
a campus.
4. Clarifications:
a. Does not include fleet vehicle parking as a standalone use or fleet vehicle
parking with accessory office, which are categorized as Off-Site Services.
b. Does not include administrative offices for school or fire districts located
in a single office building or existing buildings, which are categorized as Office.
E. Railroad Yard.
1. Characteristics: A Railroad Yard contains multiple railroad tracks used for rail
car switching, assembling of trains, or the transshipment of goods from other
transportation modes to or from trains.
2. Accessory uses: Accessory uses may include office, employee facilities,
storage areas, or rail car maintenance or repair facilities.
F. School or Religious Facility.
1. Characteristics: A School or Religious Facility is an institution intended for
preschool, K-12 education, or religious purposes.
2. Accessory uses: Accessory uses may include play areas, cafeterias,
recreational or sports facilities, athletic fields, auditoriums, or before- or after-
school daycare.
3. Examples: Examples include public or private daytime schools at the primary,
elementary, middle, junior high, or high-school level that provide state-mandated
basic education; or places of worship.
4. Clarifications: Does not include day cares, trade schools, colleges, or
vocational schools, which are categorized as Indoor Sales and Services.
G. Temporary Shelter.
1. Characteristics: A Temporary Shelter is operated by a public or non-profit
agency and provides mass shelter or short-term housing where tenancy may be
arranged for periods of less than one month. The use may also provide special
counseling, education, or training of a public, nonprofit, or charitable nature.
2. Accessory uses: Accessory uses may include offices, meeting areas, food
preparation areas, parking, health and therapy areas, day cares, and athletic
facilities.
3. Examples: Examples include homeless shelters and shelters for women and
children.
4. Clarifications:
a. Does not include for-profit lodging where tenancy may be arranged for
periods less than one month, which is categorized as Commercial Lodging.
H. Transportation and Utility Corridor.
1. Characteristics: A Transportation and Utility Corridor is a regional corridor in
public or private ownership, including easements, dedicated for the express use of
rail lines; multi-use trails; above-grade or underground power or communication
lines; water, sewer, or storm sewer lines; or similar services.
2. Accessory uses: Accessory uses may include trailhead improvements such as
public restrooms or parking lots.
3. Examples: Examples include rail trunk or feeder lines; multi-use trails; regional
electrical transmission lines; or regional gas stormwater or sewage main petroleum
pipelines.
4. Clarifications:
a. Railroad lead or spur lines for delivery of rail cars to sites or for unloading
of rail cars on specific sites are considered accessory to the primary use of the
site.
b. Does not include railroad switch yards as a primary use, which are
categorized as Railroad Yard.
c. Transportation and Utility Corridors contained within motor vehicle rights-
of-way are not included.
d. Utility offices where employees or customers are generally present are
categorized as Office.
I. Wireless Communications Facility.
1. Characteristics: A Wireless Communication Facility includes all devices,
equipment, machinery, structures, or supporting elements necessary to produce
electromagnetic radiation to produce a discrete wireless signal or message. Towers
may be self-supporting, guyed, or mounted on poles or buildings.
2. Accessory uses: Accessory uses may include related ancillary equipment
structures.
3. Examples: Examples include television or AM/FM radio transmission towers,
microwave relay stations, or cellular communications equipment.
4. Clarifications:
a. Does not include transmission facilities that are part of the public safety
network, which are categorized as Basic Utility.
b. Does not include amateur (ham) radio antennas or towers.
c. Does not include radio or television studios, which are categorized as
Office.
18.60.060 Commercial Use Categories
A. Adult Entertainment.
1. Characteristics: Adult Entertainment includes uses characterized or
distinguished by an emphasis on matters depicting specified sexual activities or
anatomical areas.
2. Accessory uses: Accessory uses may include parking.
3. Examples: Examples include adult motion picture theaters, adult book stores,
and topless, bottomless, and nude taverns and dance halls.
B. Commercial Lodging.
1. Characteristics: Commercial Lodging provides for-profit shelter where tenancy
is typically less than one month.
2. Accessory uses: Accessory uses may include parking, restaurants and bars,
meeting and convention facilities, and recreational facilities for guests such as
pools and gym.
3. Examples: Examples include hotels, motels, short-term rentals, rooming
houses, and bed-and-breakfast establishments.
C. Indoor Sales and Services.
1. Characteristics: An Indoor Sales and Services use operates primarily indoors
and provides the sale, lease, rental, or repair of products for the general public; or
provides personal services or entertainment.
a. Sales-oriented: Sale, lease, or rental of consumer, home, or business
goods.
b. Repair-oriented: On-site repair of consumer or home goods.
c. Personal service-oriented: Services to the general public.
d. Entertainment-oriented: Leisure activities or cultural activities.
2. Accessory uses: Accessory uses may include offices, storage of goods,
parking, some limited accessory outdoor sales or activity area, or temporary
outdoor activities subject to regulation in Chapter 18.440, Temporary Uses.
3. Examples:
a. Sales-oriented: Examples include retail stores selling, leasing, or renting
goods such as bicycles, clothing, electronic equipment, furniture, groceries,
hardware, home improvements, plants, household products, pets, or
pharmaceuticals.
b. Repair-oriented: Examples include on-site repair of goods such as TVs,
bicycles, clocks, shoes, guns, appliances, or office equipment; photo or
laundry drop off; indoor consumer-oriented recycling drop-off; tailor; locksmith;
or upholsterer.
c. Personal service-oriented: Examples include banks, day cares, hospitals,
postal service, tutoring or vocational school, or pet boarding.
d. Entertainment-oriented: Examples include restaurants or bars; food cart
pods; bowling alleys, ice rinks, indoor community centers, senior centers, or
game arcades; dance, martial arts, or music classes; museums or galleries;
lodges or fraternal/social clubs; indoor firing ranges; or theaters, health clubs,
or gyms.
4. Clarifications:
a. Sales, rental, and repair activity associated with motor vehicles is
categorized as Mobility Hub, Motor Vehicle Fuel Sales, Motor Vehicle Sales
and Rental, or Motor Vehicle Servicing.
b. Sale and rental activity intended primarily for commercial, institutional, or
industrial users, rather than for the general public, is categorized as Wholesale
and Equipment Rental.
c. Uses that primarily provide space to store products, with limited if any
commercial activity on site, are categorized as Warehouse and Distribution.
d. The repair of large-scale machinery for businesses is categorized as
Industrial and Manufacturing.
e. Entertainment uses with primarily outdoor activity are categorized as
Outdoor Sales and Services.
f. Veterinary or medical offices outside of a campus setting, such as
hospitals, are categorized as Office.
D. Major Event Entertainment.
1. Characteristics: Major Event Entertainment is characterized by activities and
structures that draw large numbers of people to specific events or shows. Activities
are generally of a spectator nature.
2. Accessory uses: Accessory uses may include parking, maintenance facilities,
and concessions.
3. Examples: Examples include auditoriums, stadiums, convention centers, and
race tracks.
4. Clarifications: Does not include smaller-scale, primarily indoor uses, which are
categorized as Indoor Sales and Services.
E. Mobility Hub.
1. Characteristics: A Mobility Hub provides charging stations for electric
transportation as a primary use and may include other on-site services including,
but not limited to, last-mile drop-off for e-commerce delivery and transit stops.
2. Accessory uses: Accessory uses may include parking, offices, storage space,
convenience stores, e-commerce package drop-off, and transit stops.
3. Examples: Examples include e-bike or e-scooter rental; or electric charging
stations for cars, trucks, scooters, or bikes.
4. Clarifications:
a. Does not include electric vehicle charging stations that are accessory to
an allowed use in an off-street parking area.
b. Locations involved in the sale of petroleum or diesel fuels are categorized
as Motor Vehicle Fuel Sales.
F. Motor Vehicle Fuel Sales.
1. Characteristics: Motor Vehicle Fuel Sales include establishments that provide
the sale of petroleum-based, natural gas, or hydrogen fuels for cars, motorcycles,
trucks, recreational vehicles, or boats as a standalone primary use.
2. Accessory uses: Accessory uses may include parking, office space, and
storage space.
3. Examples: Examples include gas stations, hydrogen fueling stations, and
natural gas fueling stations.
4. Clarifications: Does not include electric vehicle charging stations, which are
either an accessory use or are categorized as a Mobility Hub use.
G. Motor Vehicle Sales and Rental.
1. Characteristics: Motor Vehicle Sales and Rental involves the sale, lease, or
rental of cars, motorcycles, light and heavy trucks, mobile homes, boats, and
recreational vehicles.
2. Accessory uses: Accessory uses may include parking, auto repair and
maintenance facilities, office space, and storage space.
3. Examples: Examples include auto dealerships, used car lots, and car rental
facilities.
4. Clarifications:
a. Does not include the sale or rental of small rafts, kayaks, canoes, or
similar scale boats sold in a retail environment, which are categorized as
Indoor Sales and Services.
b. Does not include the rental of boats or vehicles for on-site entertainment
such as whitewater centers or go-kart racetracks, which is categorized as
Indoor or Outdoor Sales and Services.
H. Motor Vehicle Servicing.
1. Characteristics: Motor Vehicle Servicing is a freestanding vehicle servicing
and repair establishments not accessory to new vehicle sales.
2. Accessory uses: Accessory uses may include parking, office space, and
storage space.
3. Examples: Examples include general service stations, quick oil-change
facilities, car washes, and body shops.
I. Non-Accessory Parking.
1. Characteristics: Non-Accessory Parking is any public or private parking that is
not accessory to a primary use. A fee may or may not be charged. A facility that
provides both accessory parking for a specific use and regular fee parking fer
people not connected to the use is also categorized as Non-Accessory Parking.
2. Accessory uses: Accessory uses may include a ticket booth to collect fees
and house security personnel.
3. Examples: Examples include public and private structures and surface
parking lots, and transit park-and-ride lots.
4. Clarifications :
a. Parking facilities accessory to a use that charge or allow the public to
park for occasional events nearby, are not categorized as Non-Accessory
Parking.
b. Does not include overnight parking of fleet vehicles, which is categorized
as Off-Site Services.
J. Office.
1. Characteristics: An Office is characterized by activities that generally focus
on business, professional, medical, or financial services. Offices are typically
characterized by a professional or group of professionals assisted by support
staff.
2. Accessory uses: Accessory uses may include employee amenity spaces
such as fitness facilities or cafeterias, parking, and storage facilities.
3. Examples: Examples include medical, dental, veterinarian, laboratories or
research and development facilities; financial services; branch or training offices;
government offices not providing in-person service to the public; blood collection
centers; professional offices for attorneys, architects, engineers, stockbrokers,
insurance brokers, or other consultants; headquarters offices; or radio or
television studios.
4. Clarifications :
a. Offices that are part of and are located within an establishment in another
use category are considered accessory to the establishment's primary activity.
b. Hospitals are categorized as Indoor Sales and Services.
c. Government offices intended to provide in-person services to the public
are categorized as Government Services.
K. Outdoor Sales and Services.
1. Characteristics: An Outdoor Sales and Services use operates primarily
outdoors and provides the sale, lease, or rental of products for the general public;
or provides personal services or entertainment.
a. Sales-oriented: Sale, lease, or rental of consumer, home, or business
goods.
b. Repair-oriented: On-site repair of consumer or home goods.
c. Personal service-oriented: Services to the general public.
d. Entertainment-oriented: Leisure activities or cultural activities.
2. Accessory uses: Accessory uses may include offices, storage of goods,
parking, or some limited indoor sales or activity area.
3. Examples:
a. Sales-oriented: Examples include lumber yards and plant nurseries.
b. Repair-oriented: Examples include outdoor consumer-oriented recycling
drop-off.
c. Personal service-oriented: Examples include outdoor kennels for animal
boarding.
d. Entertainment-oriented: Examples include outdoor firing ranges, golf
courses, go-kart facilities, theme parks, or community centers with significant
outdoor activity such as swimming pools or mini golf.
4. Clarifications:
a. Does not include the sale, lease, or rental of products to industrial or
commercial users, which is categorized as Wholesale and Equipment Rental.
b. Does not include limited outdoor or partially-enclosed display or storage
areas that are clearly incidental and accessory to retail uses selling hardware
and home improvement supplies, which are considered an accessory use to
Indoor Sales and Services.
c. Indoor entertainment providers with some limited outdoor activities are
categorized as Indoor Sales and Services.
L. Self-Service Storage.
1. Characteristics: Self-Service Storage provides rental of storage space to
individuals or business uses. The storage areas Storage spaces are designed to
allow private access by the tenant for storing or removing personal property.
2. Accessory uses: Accessory uses may include parking and office space.
3. Examples: Examples include single-story and multi-story facilities that provide
individual storage areas for rent, often called mini-warehouses or self-storage
facilities; and the storage of boats and recreational vehicles.
4. Clarifications :
a. Does not include uses that primarily provide space to store products for
future sales or distribution, which are categorized as Warehouse and
Distribution
b. Does not include fleet storage, which is categorized as Off-Site Services.
18.60.070 Industrial Use Categories
A. Industrial and Manufacturing.
1. Characteristics: Industrial and Manufacturing engages in the mechanical,
physical, or chemical transformation of materials, substances, or components into
new products, usually requiring the use of machinery. This includes assembling
component parts of manufactured products. The new product of a manufacturing
establishment may be finished in the sense that it is for utilization or consumption,
or it may be semi-finished to become an input for further manufacturing. Industrial
and Manufacturing uses involve some amount of physical or characteristic change
to materials necessary to make them suitable for sale.
2. Accessory uses: Accessory uses may include parking, office, storage, or
maintenance facilities.
3. Examples: Examples include additive, advanced, or contract manufacturing;
make to stock, make to order, or make to assemble manufacturing; discrete,
process, mixed mode, job shop, or repetitive manufacturing; production of metals
or metal products including enameling or galvanizing; production of cars, trucks,
recreational vehicles; indoor agriculture; food processing; breweries, distilleries, or
wineries; production of apparel or textiles; woodworking including cabinet makers;
production or manipulation of chemical, rubber, leather, clay, bone, plastic, stone,
or glass materials; manufacturing or production of machinery; large-scale recycling
centers; the manufacturing or assembly of small-scale machinery, appliances,
computers, or other electronic equipment; manufacturing, assembly, bottling of
pharmaceuticals; manufacturing of scientific or musical instruments; production of
toys or precision goods; sign-making; or commercial kitchens.
4. Clarifications:
a. Does not include energy production from the biological decomposition of
organic materials, which is categorized as Waste-Related Facility.
b. Does not include storage or distribution of products involving no physical
change to materials, packaging of previously prepared commercial products,
or storage or distribution for e-commerce, which are categorized as
Warehouse and Distribution.
c. Does not include breaking bulk for commercial, institutional, or industrial
users, which is categorized as Wholesale and Equipment Rental.
d. Does not include uses meeting the definition of Basic Utility.
e. Does not include the use of a kiln or other machinery that is accessory to
a public-facing arts use, which is categorized as Indoor Sales and Services.
B. Off-Site Services.
1. Characteristics: An Off-Site Services use primarily provides services at a
client's location or a third-party site. The site is primarily used for parking of
company or employee vehicles, equipment, or some accessory office. Few
customers, especially the general public, come to the site.
2. Accessory uses: Accessory uses may include office, parking, or warehouse or
storage space.
3. Examples: Examples include exterminators; freestanding fleet vehicle parking
or fleet parking as a primary use; janitorial services; trade contractors; mobile pet
grooming; mobile auto services; or off-site windshield repair.
C. Warehouse and Distribution.
1. Characteristics: Warehouse and Distribution uses store and move large
quantities of materials or products for themselves or other establishments with
limited to no other activity on site except for accessory office. The use is usually
associated with significant truck and rail traffic. There may be some repackaging of
products but no physical change to materials occurs on site.
2. Accessory uses: Accessory uses may include offices, parking, staging areas,
storage, docks, rail spur or lead lines, and the repackaging of goods.
3. Examples: Examples include freestanding warehouses associated with e-
commerce, retail furniture, or appliance outlets.
4. Clarifications:
a. Uses that involve the transfer or storage of solid or liquid wastes are
categorized as Waste-Related Facility.
b. Does not include storage or transport of materials that are accessory to a
primary use.
c. Does not include uses where some physical change to materials occurs
on site to create a saleable unit. Such uses, regardless of the amount of
warehouse or storage space associated with the use, are categorized as
Industrial and Manufacturing.
D. Waste-Related Facility.
1. Characteristics: A Waste-Related Facility receives solid or liquid wastes from
others for disposal onsite or for transfer to another location; collects sanitary
wastes;; manufactures Of and produces goods from the biological decomposition of
organic material; and receives hazardous wastes from others and is subject to
state regulations regarding hazardous waste management.
2. Accessory uses: Accessory uses may include parking, recycling of materials,
offices, and repacking and transshipment of by-products.
3. Examples: Examples include recycling/garbage transfer stations; landfills;
waste composting, energy recovery, portable sanitary equipment storage and
pumping, and sewage treatment plants.
4. Clarifications :
a. Infrastructure services that must be located in or near the area where the
service is provided in order to function are categorized as Basic Utility uses.
Examples include sewer pipes that serve a development or water re-use pipes
and tanks, pump stations, and collection stations necessary for the water re-
use that serve a development or institution.
b. The disposal of clean fill, as defined in OAR 340-093-0030, is not
categorized as Waste-Related Facility.
c. Does not include consumer recycling or bottle drop centers, which are
considered as accessory to a primary use, categorized as Indoor Sales and
Services when standalone and indoors, or Outdoor Sales and Services when
standalone and outdoors.
E. Wholesale and Equipment Rental.
1. Characteristics: Wholesale and Equipment Rental is characterized by the
sale, leasing, or rental of equipment or products primarily intended for industrial,
institutional, or commercial users. The use emphasizes on-site sales or order
taking, and often includes display areas. Products may be picked up on site or
delivered to the customer.
2. Accessory uses: Accessory uses may include offices; product repair;
warehouses; stockpiling of sand, gravel, drywall, construction materials, bark dust,
lumber, or other aggregate or landscaping materials; parking; and the repackaging
of goods primarily for commercial, institutional, or industrial users.
3. Examples: Examples include the sale or rental of machinery, equipment,
building materials, special trade tools, welding supplies, machine parts, electrical
supplies, janitorial supplies, restaurant equipment, and store fixtures; mail order
houses; and wholesalers of food, clothing, auto parts, and building hardware.
4. Clarifications :
a. Establishments that engage primarily in sales to the general public are
categorized Indoor Sales and Service.
b. Establishments that are primarily storing goods with little on-site
salesactivity are categorized as Warehouse and Distribution.
c. Establishments that engage primarily in storage and sale of products for e-
commerce are categorized as Warehouse and Distribution.
Chapter 18.50
NONCONFORMING CIRCUMSTANCES
18.50.010 Purpose
The purpose of this chapter is to allow certain nonconforming lots, structures, uses, and
development to continue but to prohibit their enlargement, expansion, or extension.
18.50.020 General Provisions
A. Nonconforming circumstances are lots, structures, uses, and site improvements
that were lawful when established, but would not be allowed under current regulations
as a result of a change to the applicable base zone, plan district, or development
standards.
B. The status of a nonconforming circumstance is not affected by changes in
ownership or tenancy.
C. A nonconforming circumstance may be changed to a conforming circumstance by
right. Once a conforming circumstance occupies a site or the lot is brought into
conformance, the nonconforming rights are lost and the nonconforming circumstance
may not be re-established.
D. The regulations of this chapter apply to all nonconforming circumstances except
the following:
1. Small form residential development in the MU-CBD zone.
2. Nonconforming uses and developments in the TMU zone, which are subject to
the standards of Chapter 18.660, Tigard Triangle Plan District.
18.50.030 Determination of Nonconforming Use Status
A determination regarding the legal status of a nonconforming circumstance is
processed through a Director determination, as provided in Chapter 18.730, Director
Determinations. A nonconforming use is determined to be legal when both of the
following are met:
A. The applicant has provided proof that the use was lawful at the time it was
established, by one or more of the following:
1. Copies of issued development permits or land use approvals granted at the
time the use was established;
2. Copies of zoning ordinances or maps; or
3. Demonstration that the use was established before the first development code
for the City of Tigard was adopted.
B. The applicant has provided proof that the use has been maintained over time. This
proof must include copies of one or more of the following for every other year from the
time the use was established until the current year:
1. Utility bills;
2. Income tax records;
3. Business licenses;
4. Listings in telephone, business, or other related directories;
5. Advertisements in dated publications, for example trade magazines; or
6. Land use approvals or development permits.
18.50.040 Criteria for Nonconforming Situations
A. Nonconforming lots.
1. Except as provided in Paragraph 18.50.040.A.2 and
Subsections 18.50.040.B and C, development of nonconforming lots and
enlargement, modification, or reconstruction of uses on nonconforming lots are
prohibited.
2. If a lot does not meet the minimum lot size standard, the lot may:
a. Be occupied by one use allowed in a commercial zone, if the lot is located
within a commercial zone; or
b. Be occupied by small form residential development and accessory
structures if located in a residential zone.
3. Development allowed on a nonconforming lot under the provisions of
Paragraph 18.50.040.A.2 is subject to the following:
a. The nonconforming lot must not be contiguous with other lots in the same
ownership; and
b. All other applicable provisions of this title must be met.
4. If a nonconforming lot is contiguous with another lot in common ownership, the
following provisions apply:
a. The lots involved are considered to be an undivided unit of land for the
purposes of this title;
b. Conveyance, transfer, or use of the lots or any portion of the lots in any
manner that violates this title is prohibited; and
c. Division of the lots in a manner that results in a nonconforming lot is
prohibited.
B. Nonconforming uses.
1. A nonconforming use may be continued when all of the following are met. Any
other subsequent use must meet all applicable standards of this title.
a. The nonconforming use is and the building or buildings it occupies are not
enlarged;
b. If the nonconforming use occupies a building that is accidentally damaged
or destroyed by fire, flood, earthquake, or other natural disaster so that the
building or tenant space cannot be occupied, it is discontinued for no longer
than six months following the date the new building receives final certificate of
occupancy; and
c. The nonconforming use of land is not discontinued for any reason, other
than accidental damage or destruction of the building it occupies, for a period
of more than cix 18 months. The 18-month period begins when the last of the
following occurs:
i. On the date when the use is vacated,
ii. On the date the use ceases to be actively involved in the sale of
merchandise or the provision of services, or
iii. On the date of termination of any lease or contract under which the
nonconforming use has occupied the building or land.
2. Once an allowed or conditional use occupies the site, the nonconforming rights
are lost and a nonconforming use may not be re-established.
3. The provisions of Section 18.50.040 do not grant an owner of a
nonconforming use a vested right.
C. Nonconforming development.
1. Where a lawful structure or development exists that could not be built under
the terms of this title by reason of restrictions on lot area, lot coverage, height,
required parking, landscaping, or other requirements, such structure or
development may remain and its use continued provided it remains otherwise
lawful and complies with the following:
a. The nonconforming structure or development may not be enlarged or
altered in a way that increases its nonconformity;
b. If a nonconforming structure, development, or nonconforming portion of a
structure or development is destroyed by any means to an extent of more than
60% of its current value as assessed by the Washington County assessor,
reconstruction is prohibited except in conformity with this title. This prohibition
does not apply to small form residential development or regulated affordable
housing that is destroyed by accident, such as by fire, flood, or earthquake;
and
c. If a structure or development is moved any distance for any reason, it
must thereafter comply with all applicable development standards.
18.50.050 Repairs and Maintenance
A. Routine repairs and maintenance. On any nonconforming structure or portion of a
structure containing a nonconforming circumstance, normal repairs, or replacement of
roofs, non-bearing walls, fixtures, wiring, or plumbing may be performed in a manner not
in conflict with the provisions of this chapter.
B. Restoration to safe condition. Nothing in this chapter prevents the strengthening or
restoring to a safe condition of any building or part thereof declared to be unsafe by any
official charged with protecting the public safety, upon order of such official.
Chapter 18.120
COMMERCIAL ZONES
18.120.010 Purpose
The purpose of this chapter is to implement the goals and policies of the comprehensive
plan related to land use planning and economic development by:
A. Ensuring that a full range of goods, services, and employment opportunities are
available throughout the city so that residents can fulfill all or most of their needs within
walking or biking distance of their homes;
B. Ensuring that a full range of economic activities and job opportunities are available
throughout the city; and
C. Prioritizing sustainability and resilience by reducing distance between services,
employment, and residences and by incentivizing sustainable development.
18.120.020 List of Base Zones
A. COM: Commercial zone. The COM zone is designed to accommodate a full range
of retail, office, and civic uses with a citywide and regional trade area. Except where
nonconforming, residential uses are limited to mixed-use developments.
B. MU-CBD: Mixed-Use Central Business District zone. The MU-CBD zone is
designed to provide a pedestrian-friendly urban village in downtown Tigard. A wide
variety of commercial, civic, employment, mixed-use, apartments, and rowhouses are
allowed.
C. MUE: Mixed-Use Employment zone. The MUE zone is designed to accommodate
a wide range of small- to medium-format employment uses, including commercial and
low-impact industrial uses. Residential uses are allowed only where employment activity
is a primary use.
D. MUC: Mixed-Use Commercial zone. The MUC zone is designed to allow a range of
commercial activity, mixed-use development, and standalone residential uses. It is
intended to encourage pedestrian activity, attractive transit options, and urban gathering
spaces.
E. MUR: Mixed-Use Residential zone. The MUR zone is designed for predominantly
residential areas where mixed-uses are allowed when supportive of the residential use.
F. TMU: Triangle Mixed-Use zone. The TMU zone is intended to be an active, urban,
multimodal, and mixed-use district that accommodates a variety of housing options and
uses, promotes pedestrian-oriented development, and limits new auto-oriented
development.
18.120.030 Land Use Standards
A. General provisions. A list of allowed, restricted, conditional, and prohibited uses in
commercial zones is provided in Table 18.120.1, except for uses in the MU-CBD zone,
which are provided in Chapter 18.650, Tigard Downtown Plan District; in the TMU zone,
which are provided in Chapter 18.660, Tigard Triangle Plan District; and in the
Washington Square Regional Center Plan District, which are provided in Chapter
18.670, Washington Square Regional Center Plan District. If a use category is not
listed, see Section 18.60.030.
1. Allowed (A). Uses that are allowed, subject to all of the applicable provisions
of this title.
2. Restricted (R). Uses that are subject to special requirements, exceptions, or
restrictions provided in Subsections 18.120.030.D-G. Use restrictions may be
modified through an adjustment application as provided in Chapter 18.715,
Adjustments or Chapter 18.770, Planned Developments.
3. Conditional (C). Uses that require the approval of the Hearings Officer using
discretionary criteria. The approval process and criteria are provided in
Chapter 18.740, Conditional Uses.
4. Prohibited (P). Uses that are not allowed under any circumstance.
B. Additional standards or restrictions may apply in plan districts.
C. Development standards. The standards for residential development in commercial
zones are located in the applicable housing type chapter in 18.200 Residential
Development Standards. The standards for nonresidential development in commercial
zones—including mixed-use development—are located in Chapter 18.320, Commercial
Zone Development Standards, and the applicable plan district chapter, if any.
Table 18.120.1
Commercial Zone Use Standards
Use Categories COM MUC MUE MUR
Residential Use Category
Residential Use R A R A
Civic Use Categories
Table 18.120.1
Commercial Zone Use Standards
Use Categories COM MUC MUE MUR
Basic Utility R/C R/C R/C R/C
Cemetery P P P P
Detention Facility P P P P
Government Services A A A A
Railroad Yard P _ P P _ P
School or Religious Facility C C C C
Temporary Shelter C C C C
Transportation and Utility A A A A
Corridor
Wireless Communications R R R R
Facility
Commercial Use Categories
Adult Entertainment C P P P
Commercial Lodging A _ A A _ A
Indoor Sales and Services R _ R , R _ R
Major Event Entertainment A C P P
Mobility Hub A R R C
Motor Vehicle Fuel Sales A P P P
Motor Vehicle Sales and Rental A R R P
Motor Vehicle Servicing A R R P
Non-Accessory Parking R R R P
Office A A A R
Outdoor Sales and Services A P P P
Self-Service Storage R P P P
I Industrial Use Categories
Industrial and Manufacturing R R R P
Off-Site Services R P R P
Warehouse and Distribution P P A/R P
Waste-Related Facility P P P P
Wholesale and Equipment R P A/R P
Rental
A=Allowed R=Restricted C=Conditional Use P=Prohibited
D. COM zone use restrictions.
1. Residential Use. Any combination of residential and nonresidential uses
proposed for the same site and not contained in a mixed-use development requires
planned development review.
2. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second story
of a mixed-use development.
3. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
4. Indoor Sales and Services. Outdoor animal kennels are prohibited. All animal
kennels associated with breeding, boarding, or sales must be contained completely
within a building.
5. Non-Accessory Parking. This use is allowed only as structured parking with at
least two floors of parking.
6. Self-Service Storage. This use is allowed only on or above the second story of
a mixed-use development.
7. Industrial and Manufacturing. All inventory and materials, except parking, must
be contained completely within a building.
8. Off-Site Services.
a. The maximum gross floor area is 20,000 square feet per tenant.
b. A maximum of 20 vehicles may be parked overnight on-site.
c. All inventory and materials, except parking, must be contained completely
within a building.
9. Wholesale and Equipment Rental.
a. The maximum gross floor area is 20,000 square feet per tenant.
b. All inventory and materials, except parking, must be contained completely
within a building.
E. MUC zone use restrictions.
1. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second story
of a mixed-use development.
2. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
3. Indoor Sales and Services.
a. The maximum gross floor area is 30,000 square feet per tenant.
b. All inventory and materials, except parking, must be contained completely
within a building.
c. Outdoor animal kennels are prohibited. All animal kennels associated with
breeding, boarding, or sales must be contained completely within a building.
d. Uses with drive-through services is prohibited.
e. Uses in a campus are conditionally allowed.
4. Mobility Hub. A maximum of ten car charging stations is allowed per hub.
5. Motor Vehicle Sales and Rental.
a. The maximum gross floor area is 25,000 square feet per tenant.
b. All activities and storage, including any vehicle inventory, must be
contained completely within a building.
6. Motor Vehicle Servicing.
a. The maximum gross floor area is 25,000 square feet per tenant.
b. All inventory and materials, except parking, must be contained completely
within a building.
c. Drive-through services are prohibited.
7. Non-Accessory Parking. This use is allowed only as structured parking with at
least two floors of parking.
8. Industrial and Manufacturing. All inventory and materials, except parking, must
be contained completely within a building.
F. MUE zone use restrictions.
1. Residential Use.
a. Any combination of residential and nonresidential use proposed for the
same site and not contained in a mixed-use development requires planned
development review.
b. Allowed civic, allowed commercial, or restricted industrial uses must make
up at least 30 percent of the gross floor area.
2. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second story
of a mixed-use development.
3. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
4. Indoor Sales and Services.
a. The maximum gross floor area is 30,000 square feet per tenant.
b. All inventory and materials, except parking, must be contained completely
within a building.
c. Outdoor animal kennels are prohibited. All animal kennels associated with
breeding, boarding, or sales must be contained completely within a building.
d. Uses with drive-through services are prohibited.
e. Uses in a campus are conditionally allowed.
5. Mobility Hub. A maximum of ten car charging stations is allowed per hub.
6. Motor Vehicle Sales and Rental.
a. The maximum gross floor area is 25,000 square feet per tenant.
b. All activities and storage, including any vehicle inventory, must be
contained completely within a building.
7. Motor Vehicle Servicing. All activities and storage, including any vehicle
inventory, must be contained completely within a building.
8. Non-Accessory Parking. This use is allowed only as structured parking with at
least two floors of parking.
9. Industrial and Manufacturing. All inventory and materials, except parking, must
be contained completely within a building.
10. Off-Site Services.
a. The maximum gross floor area is 20,000 square feet per tenant.
b. A maximum of 20 vehicles may be parked overnight on-site.
c. All inventory and materials, except parking, must be contained completely
within a building.
11. Warehouse and Distribution.
a. This use is allowed when providing off-site storage and distribution
support to an existing manufacturing use located in Tigard.
b. Activities that are accessory to an allowed primary use are allowed.
c. Properties shown in the Warehouse and Wholesale Area of Additional
Flexibility on Map 18.120.A are also allowed a maximum of 30,000 gross
square feet per tenant space. The following buildings are exempt from this
limit:
i. Oregon Business Park 1 Buildings 10 (16600-40 SW 72nd Ave) and
12 (16650-98 SW 72nd Ave).
ii. Oregon Business Park 3 Buildings D (7342-7380 SW Kable Lane), I
(15605-705 SW 72nd Ave), and G (7319 SW Kable Lane).
12. Wholesale and Equipment Rental.
a. All inventory and materials, except parking, must be contained completely
within a building.
b. The maximum gross floor area is 20,000 square feet per tenant for
properties located outside the Warehouse and Wholesale Area of Additional
Flexibility as shown on Map 18.120.A.
c. The maximum gross floor area is 35,000 square feet per tenant space for
properties located within the Warehouse and Wholesale Area of Additional
Flexibility as shown on Map 18.120.A. The following buildings are exempt from
this limit:
i. Oregon Business Park 1 Buildings 10 (16600-40 SW 72nd Ave) and
12 (16650-98 SW 72nd Ave).
ii. Oregon Business Park 3 Buildings D (7342-7380 SW Kable Lane),
(15605-705 SW 72nd Ave), and G (7319 SW Kable Lane).
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H. MUR zone use restrictions.
1. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second story
of a mixed-use development.
2. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
3. Indoor Sales and Services. This use is allowed only as part of a mixed-use
development.
4. Office. This use is allowed only as part of a mixed-use development.
18.120.040 Housing Types
A. A housing type is not a use category. It describes a type of development that
contains a Residential Use.
B. A list of allowed, limited, and prohibited housing types in commercial zones is
provided in Table 18.120.2. The terms and abbreviations in Table 18.120.2 are as
follows:
1. Yes, allowed (Y). Housing types that are allowed.
2. No, prohibited (N). Housing types that are not allowed under any
circumstance.
C. All housing types are subject to the standards and provisions of the applicable
development standards chapter or applicable plan district chapter, if any. The applicable
chapter for each housing type is provided in Table 18.120.2.
D. All allowed housing types may be built on site or manufactured off site.
Table 18.120.2
Commercial Zone Housin• T •es
Housing Types Applicable COM MUC MUE MUR
Chapter
Accessory Dwelling 18.220 N N N Y
Units
Apartments 18.230
Cottage Clusters 18.240
Courtyard Units 18.250
Mobile Home Parks 18.260 N N N N
Quads 18.270 N N N Y
Rowhouses 18.280 N Y N Y
Small Form 18.290 N N N Y
Residential
Table 18.120.2
Commercial Zone Housing Types
Housing Types Applicable COM MUC MUE MUR
Chapter
Mixed-Use 18.320 Y Y Y Y
Development
Y=Yes, Allowed L=Limited N=No, Prohibited
Chapter 18.130
INDUSTRIAL ZONES
18.130.010 Purpose
The purpose of this chapter is to implement the goals and policies of the comprehensive
plan related to land use planning and economic development by:
A. Ensuring that a full range of economic activities and job opportunities are available
throughout the city;
B. Promoting the efficient use of the city's limited industrial land supply by preserving
industrial land for job-dense industries; and
C. Promoting more carbon responsible development by reducing the distance
between services, employment, and residences.
18.130.020 Base Zone
The IND zone prioritizes manufacturing uses, with limited motor vehicle servicing, off-
site services, warehouse and distribution, and wholesale and equipment rental uses.
Some civic uses are also allowed. Uses in this zone are intended to foster job density,
accessible career pathways, and living wage jobs. Industrial uses may have some off-
site impacts including noise and odor.
18.130.030 Land Use Standards
A. General Provisions. A list of allowed, restricted, conditional, and prohibited uses in
the IND zone is provided in Table 18.130.1. If a use category is not listed, see
Section 18.60.030.
1. Allowed (A). Uses that are allowed, subject to all of the applicable provisions
of this title.
2. Restricted (R). Uses that are subject to special requirements, exceptions, or
restrictions as provided in Subsection 18.130.030.C.
3. Conditional (C). Uses that require the approval of the Hearings Officer using
discretionary criteria. The approval process and criteria are provided in
Chapter 18.740, Conditional Uses.
4. Prohibited (P). Uses that are not allowed under any circumstance.
B. Development standards. The standards for nonresidential development in
industrial zones are located in Chapter 18.330, Industrial Zone Development Standards,
and the applicable plan district chapter, if any.
Table 18.130.1
Industrial Zone Use Standards
Use Categories IND
Residential Use Category
Residential Use P
Civic Use Categories
Basic Utility R/C
Cemetery P
Detention Facility P
Government Services C
Railroad Yard P
School or Religious Facility P
Temporary Shelter P
Transportation and Utility Corridor A
Wireless Communications Facility R
Commercial Use Categories
Adult Entertainment P
Commercial Lodging P
Indoor Sales and Services R
Major Event Entertainment P
Mobility Hub P
Motor Vehicle Fuel Sales P
Motor Vehicle Sales and Rental P
Motor Vehicle Servicing A
Non-Accessory Parking P
Office P
Outdoor Sales and Services P
Self-Service Storage P
Industrial Use Categories
Industrial and Manufacturing A
Off-Site Services R
Warehouse and Distribution R
Waste-Related Facility R
Wholesale and Equipment Rental R
A=Allowed R=Restricted C=Conditional Use P=Prohibited
C. IND zone use restrictions.
1. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second story
of a vertical mixed-use building.
2. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
3. Indoor Sales and Services.
a. A maximum of one establishment with a maximum gross floor area of
5,000 square feet is allowed per lot.
b. Uses with drive-through services are prohibited.
c. All animal kennels associated with breeding, boarding, or sales must be
contained completely within a building.
4. Off-Site Services.
a. The maximum allowed gross floor area is 20,000 square feet per tenant.
b. A maximum of 20 vehicles may be parked overnight on-site.
c. All inventory and materials, except parking, must be contained completely
within a building.
5. Waste-Related Facility. This use is allowed only as an accessory use to
allowed or restricted industrial uses.
6. Warehouse and Distribution. This use is only allowed through the adjustment
process as provided in Section 18.715.050.B.
7. Wholesale and Equipment Rental.
a. The maximum allowed gross floor area is 20,000 square feet per tenant.
b. All inventory and materials, except parking, must be contained completely
within a building.
Chapter 18.230
APARTMENTS
18.230.010 Purpose
Apartments are a type of attached housing within single-story or multi-story buildings.
Apartment dwelling units may share common side walls, ceilings, or floors. The purpose
of this chapter is to provide standards that promote quality development and enhance
the livability, walkability, and safety of the community. Apartment development is
intended to achieve the following:
A. Increase the number of affordable dwelling units;
B. Provide for a variety of housing types that meet the needs of Tigard's diverse
population at all stages of life;
C. Facilitate the efficient use of land through higher-density attached housing; and
D. Support and complement transit services by providing ridership density and
proximity.
18.230.020 Applicability
A. The standards of this chapter apply to apartment development in the RES-D, RES-
E, MUC, and MUR zones. Additional standards apply in the River Terrace Plan District
as provided in Chapter , River Terrace Plan District. An applicant may elect to
apply the approval process and standards of this chapter or of Chapter 18.280,
Rowhouses, when proposing rowhouse development.
B. The standards of this chapter also apply to nonconforming apartment development
in the RES-A through RES-C zones. In lieu of specific base zone standards, apartment
development in these zones is subject to the RES-D zone standards.
C. This chapter does not apply to the following:
1. Apartment development in the Bridgeport Village Plan District is subject to the
standards of Chapter 18.620, Bridgeport Village Plan District.
2. Apartment development in the MU-CBD zone is subject to the approval
processes and standards of Chapter 18.650, Tigard Downtown Plan District.
3. Apartment development in the TMU zone is subject to the approval processes
and standards of Chapter 18.660, Tigard Triangle Plan District.
18.230.030 Application Type
Apartment development requires a site development review application.
18.230.040 Development Standards
A. Base zone development standards are provided in Table 18.230.1.
Table 18.230.1
Apartment Development Standards
Standard RES-D RES-E MUC MUR
Minimum Setbacks (ft)
- Front or street-facing 20 1 20 1 1
- Side or rear adjacent 10 10
to nonresidential or 0 0
RES-E zone
- Side or rear adjacent 10 10[1]
to a RES-A—RES-D 0 20
zone
Maximum Setbacks (ft)
- Front or street-facing None None 12 12
Minimum Height (ft) None None 12 12
Maximum Height (ft) 35 45 185 60
Maximum Lot 80% 80% None None
Coverage
Minimum Landscape 20% 20% None None
Area
Minimum Density 11 units 23 units per acre None None
per acre
Maximum Density 14 units 30 units per acre None None
per acre
[1] An additional one foot of setback is required for each foot of building height above
the maximum building height of the adjacent residential zone.
B. Landscaping and screening. All required landscaping, including landscaping used
to meet screening or tree canopy standards, is subject to the general provisions of
Chapter 18.420, Landscaping and Screening.
1. The minimum landscape area standard is provided in Table 18.230.1 .
Landscaping standards are provided in Section 18.420.040. Any landscape area
that meets the L-2 standard and any required common open space area may count
toward meeting the minimum landscape area standard.
2. Screening standards are provided in Section 18.420.050. Screening is
required as follows:
a. Service areas and wall- and roof-mounted utilities must be screened to
the S-1 standard. Service areas and utilities are also subject to the standards
in Subsection 18.230.040.G.
b. Apartments that abut a RES-A through RES-D zone must be screened to
the S-3 standard along all property lines, except street property lines.
c. Surface vehicle parking areas, loading areas, and drive aisles within 20
feet of a street property line must be screened to the S-4 standard. Screening
must be provided directly adjacent to the street property line, except where
access is taken.
3. The minimum tree canopy standards for the site and any off-street vehicle
parking areas are provided in Section 18.420.060.
C. Common space.
1. Common space is required.
a. In the RES-D and RES-E zones, the minimum total area of required
common space is 10% of the gross site area or 48 square feet per dwelling unit,
whichever is greater.
b. In the MUC and MUR zones, the minimum total area of required common
space is 36 square feet per unit.
c. Multiple common spaces may be provided to meet this standard, but any
area used to meet this standard must be a minimum of 20 feet in width and
depth.
2. Apartment developments with less than 20 dwelling units and apartment
developments or mixed-use developments in the MUC or MUR zones must provide
at least two different items from the list below within areas identified as common
space. Apartment developments with 20 or more dwelling units must provide at
least four different items from the list below within areas identified as common
space.
a. Playground equipment or nature play area for children,
b. Lawn or garden area, which may include an above-ground vegetated
stormwater facility,
c. Roof-top or upper-story deck with a covered area that is a minimum of 15
feet in width and depth,
d. Courtyard or covered patio,
e. Swimming pool or water feature,
f. Sport court or workout room,
g. Library or office space, or
h. Other similar item as determined by the Director.
3. At least 50% of the dwelling units in a development must face outdoor
common space or a public street. This standard is met when the front door or a
window from the kitchen, living room, or dining room of a dwelling unit faces the
outdoor common space or a public street.
4. Building facades, including accessory structure facades, that face outdoor
common space must meet the 15% window area requirement in
Subsection 18.230.050.B or be screened to the S-4 standard as provided in Table
18.420.2.
5. Common space may not be located in the front setback or include sensitive
lands, except common space in a public access easement may be located within
the front setback.
6. Outdoor common space that explicitly allows dogs must include an approved
dog waste bag dispenser and trash receptacle.
D. Private outdoor space.
1. Private outdoor space is required for each dwelling unit. Each private outdoor
space must be a minimum of 48 square feet in area and a minimum of five feet in
width and depth.
2. Private outdoor space must be directly accessible from the interior of the
dwelling unit that it serves.
3. Additional common space above the required minimum may substitute for
some or all of the required private outdoor space at a 1:1 ratio.
E. Pedestrian access.
1. Paths must provide pedestrian access from public sidewalks abutting the site
to all required building entrances on the site.
2. Paths must provide pedestrian access between all common open space
areas, vehicle and bicycle parking areas, building entrances, and service areas
designed for use by residents. Paths within parking areas or along drive aisles are
subject to additional standards in Chapter " ^4^, Off-Street Parking and Loading.
3. Paths must extend to the perimeter property line to provide pedestrian access
to existing or planned pedestrian facilities on adjacent properties, such as trails or
public access easements.
4. Paths must be constructed with a hard surface material and have a minimum
unobstructed width of five feet.
F. Vehicle and bicycle parking.
1. The applicable provisions and standards of Chapter 18.410, Off-Street Parking
and Loading, apply to apartment developments.
2. Off-street surface vehicle parking areas, detached garages, and attached or
detached carports may not be located closer to a street property line than the
building closest to that street property line.
3. Off-street vehicle parking areas may not occupy more than 50% of the total
length of each street frontage as measured 20 feet from the street property line.
Drive aisles without adjacent parking spaces do not count as parking areas for the
purposes of this standard.
4. Attached garages may be attached to any side of an apartment building. If
attached to the street-facing facade, they may not be located closer to the street
property line than the apartment building facade and the facade must include at
least one entrance for each proposed garage that meets the standards of
Subsection 18.230.050.A. Driveways associated with attached garages that take
direct individual access from a public or private street must meet the rowhouse
location and access standards in Paragraph 18.280.050.E.3 and Subparagraph
18.280.050.E.2.a.
5. A minimum of one bicycle parking space must be provided for every two
dwelling units. Fractional parking space minima are rounded up to the nearest
whole number. Apartment developments with 20 or more dwelling units must meet
the following additional standards:
a. All bicycle parking required by Paragraph 18.230.040.F.5 above must be
provided inside a structure or under a roof. This bicycle parking is exempt from
the location standards of Chapter 18.410, Off Street Parking and Loading, but
may not be located inside individual dwelling units.
b. Additional bicycle parking must be provided that is equal to or greater
than 15% of the minimum parking requirement as provided in Paragraph
18.230.040.F.5 above. This additional bicycle parking must be provided within
20 feet of the street property line and be visible to pedestrians from the public
sidewalk in front of the site. Bicycle parking may be located in the public right-
of-way with approval of the City Engineer.
G. Utilities and service areas.
1. Private utility facilities, such as transformers or control valves, that serve a
single development must be located below ground or a minimum of 20 feet from
any street property line or any property line adjacent to a residential zone if located
above ground.
2. Service areas, such as waste and recycling containers, outdoor storage, and
mechanical equipment, may not be located within 20 feet of any street property line
or any property line adjacent to a residential zone, except where located inside a
building.
H. Lighting.
1. Minimum illumination levels are measured horizontally at ground level.
a. The minimum average illumination is 1.5 footcandles for paths, except
those within parking areas, which are subject to the lighting standards in
Chapter 18.410, Off-Street Parking and Loading. All points of measurement
must be a minimum of 0.5 footcandles.
b. The minimum average illumination is 3.5 footcandles for required building
entrances and 2.0 footcandles for any non-required building entrances. All
points of measurement must be a minimum of 1.0 footcandle.
2. Maximum illumination levels are measured vertically at the property line or
sensitive lands boundary line. The maximum illumination is 0.5 footcandles at side
and rear property lines, except that the maximum illumination may be increased to
1.0 footcandle where the development abuts a commercial or industrial zone. The
maximum illumination is zero footcandles at any sensitive lands boundary line.
3. Lighting must be shielded, with a cutoff angle of 90 degrees or greater to
ensure that it does not shine upwards. Lighting sources, such as lamps and bulbs,
may not be directly visible from adjacent properties or sensitive lands.
I. Apartments are subject to all other applicable requirements of this title, including,
but not limited to, standards related to streets, utilities, sensitive lands, and signs.
18.230.050 Design Standards
A. Entrances.
1. For dwelling units with internal building access, a minimum of one entrance
per building must be visible and accessible from a public or private street or
outdoor common space. Additional entrances may face drive aisles, parking areas,
or service areas.
2. For dwelling units without internal building access, a minimum of one entrance
per dwelling unit must be visible and accessible from a public or private street,
outdoor common space, or drive aisle that has a curb and path adjacent to the
dwelling unit.
3. A required building entrance must be at an angle that is no more than 45
degrees from the street, common space, or drive aisle that it faces. A required
building entrance to an individual dwelling unit may exceed this standard where it
opens onto a porch or stoop provided the angle is no more than 90 degrees from
the street, common space, or drive aisle that it faces.
4. A required building entrance must be covered, recessed, or treated with a
permanent architectural feature that provides weather protection for pedestrians.
The required weather protection must be at least as wide as the entrance, a
maximum of six feet above the top of the entrance, and a minimum of three feet in
depth. The required weather protection may project into the minimum front setback.
B. Windows.
1. All building facades that face a public or private street must include a minimum
of 15% window area.
2. The minimum window area standard does not apply to stories with sloped
roofs or dormers.
C. Facade design.
1. All building facades that face a public or private street or outdoor common
space must include at least two different architectural features from the list provided
below. An additional two different architectural features per facade are required on
all buildings with 20 or more dwelling units. This standard may be met by including
different architectural features on different facades of the same building. Buildings
that do not include dwelling units are exempt from providing architectural features
on facades that face outdoor common space areas, but must provide at least two
different architectural features on all street-facing facades.
a. Facade articulation. A wall projection or recession that is a minimum of six
feet in width and two feet in depth for a minimum of half the height of the
facade and with a maximum distance of 40 feet between projections or
recessions.
b. Roof eave or projecting cornice.
i. An eave that projects a minimum of 12 inches from the building
facade; or
ii. A cornice that projects a minimum of six inches from the building
facade and is a minimum of 12 inches in height.
c. Roof offsets or dormers.
i. A roof offset that is a minimum of two feet from the top surface of one
roof to the top surface of another roof as measured horizontally or
vertically with a maximum distance of 40 feet between offsets. See Figure
18.230.1; or
ii. One dormer for each top-story dwelling unit that is a minimum of four
feet in width and integrated into the roof form.
Figure 18.230.1 Roof Offset
y\4116.___A
2'•ny in.•roof•offset1
\ V
/ t
d. Accent siding. A minimum of two different siding materials are used, and
one siding material covers a minimum of 40% of the building facade.
e. Distinct base and top. The first story is visually distinguished from the
upper stories by including a belt course and at least one of the following:
i. a change in surface or siding pattern;
ii. a change in surface or siding material; or
iii. a change in the size or orientation of windows.
f. Window area. A minimum of 50% window area is included.
g. Window shadowing. All windows include at least one of the following:
i. Window trim that is a minimum of 2.5 inches in width and 0.625
inches in depth; or
ii. Windows that are recessed a minimum of three inches from the
building facade.
h. Balconies. Balconies are included on all upper stories that meet the
dimensional requirement for private outdoor space provided in
Subsection 18.230.040.D.
i. Covered porches or recessed entrances. All first-story dwelling units with
individual entrances include at least one of the following:
i. A covered porch that is a minimum of five feet in width and depth; or
ii. An entrance area that is a minimum of five feet in width and recessed
a minimum of two feet from the building facade.
j. Enhanced entrances or awnings. A building that provides internal access
to dwelling units includes at least one of the following:
i. A building entrance that is a minimum of eight feet in width and is
either:
(A) recessed a minimum of five feet from the building facade, or
(B) covered with a permanent architectural feature that provides weather
protection. The architectural feature must be at least as wide as the entry,
a maximum of six feet above the top of the entry, and a minimum of five
feet in depth. The architectural feature may project into the minimum front
setback; or
ii. A permanent architectural feature above all first-story windows, such
as an awning or series of awnings, that are at least as wide as each
window, a maximum of six feet above the top of each window, and a
minimum of three feet in depth. The architectural feature may project into
the minimum front setback.
2. The following building materials are prohibited on all building facades,
including accessory structure facades, that face a public or private street or outdoor
common space. They may not be used collectively on more than 35% of any other
building facade.
a. Vinyl PVC siding,
b. T-111 plywood,
c. Exterior insulation finishing (EIFS),
d. Corrugated metal,
e. Plain concrete or plain concrete block,
f. Spandrel glass, or
g. Sheet pressboard.
18.230.060 Accessory Structures
Accessory structures are allowed subject to the following standards:
A. Accessory structures are prohibited in the required front or street side setback;
B. Accessory structures may be located in the required side or rear setback provided
they are a minimum of five feet from the side and rear property lines and a maximum of
15 feet in height; and
C. All accessory structures, including structures required to screen utilities and
service areas, and all site improvements, such as fences, walls, signs, and light fixtures,
must use materials, colors, and architectural design features that are similar in scale
and appearance to those on primary buildings. Chain link fencing and unfinished
concrete blocks are prohibited within 20 feet of any street property line or public access
easement.
Chapter 18.320
COMMERCIAL ZONE DEVELOPMENT STANDARDS
18.320.010 Purpose
A. The purpose of this chapter is to provide standards for nonresidential development
and mixed-use development in commercial zones that promote quality development and
enhance the livability, walkability, and safety of the community. Standards prioritize
more dense and walkable development, in order to enhance climate resilience and
economic activity with the limited developable land available in the city.
18.320.020 Applicability
A. The standards of this chapter apply to nonresidential and mixed-use development
in the COM, MUC, MUE, and MUR zones. Additional standards apply to nonresidential
and mixed-use development in the River Terrace Plan District as provided in.
Chapter 18.640, River Terrace Plan District.
B. Residential development, except for mixed-use development, in commercial zones
is subject to the approval processes and standards of the applicable housing type in
Chapter 18.200, Residential Development Standards.
C. This chapter does not apply to the following:
1. Nonresidential and mixed-use development in the Bridgeport Village Plan
District is subject to the standards of Chapter 18.620, Bridgeport Village Plan
District.
2. Nonresidential and mixed-use development in the MU-CBD zone is subject to
the approval processes and standards of Chapter 18.650, Tigard Downtown Plan
District.
3. Nonresidential and mixed-use development in the TMU zone is subject to the
approval processes and standards of Chapter 18.660, Tigard Triangle Plan District.
4. Nonresidential and mixed-use development in the Washington Square
Regional Center Plan District is subject to the standards of Chapter 18.670,
Washington Square Regional Center Plan District.
18.320.030 Application Type
Nonresidential development in commercial zones requires a site development review
application, except where a conditional use or planned development application is
required or proposed.
18.320.040 Site Design Standards
A. Base zone standards.
1. Base zone site design standards are provided in Table 18.320.1. and
Subsections 18.320.040.B - J.
2. Existing development or proposed additions are exempt from maximum
building setback standards.
Table 18.320.1
Commercial Zone Site Design Standards for Nonresidential Development
Standard COM MUC MUE MUR
Minimum Setback (ft)
- Front or street-facing 1 1 1 1
- Side or rear adjacent to
nonresidential or RES-E 0 0 0 0
zone
- Side or rear adjacent to 15 0 15 20
a RES-A—RES-D zone
Maximum front or street- 20
None 12 12
facing Setback (ft)
Maximum Lot Coverage 100% 100% 100% 100%
Minimum Landscape 0% 0% 0% 0%
Area
Minimum Site Tree The minimum site tree canopy standards are provided in
Canopy Coverage Section 18.420.060.
Minimum Parking Lot The minimum parking lot tree canopy standards are
Tree Canopy Coverage provided in Subsection 18.410.030.M.
B. Setbacks. Minimum and maximum building setbacks are met when at least 70
percent of the building facade facing a public or private street is located within the
setback.
C. Common space. Mixed-use development in the MUR and MUC zones is required
to provide common space as provided in Subsection 18.230.040.C.
D. Landscaping and screening. Landscaping and screening standards are provided
in Chapter 18.420, Landscaping and Screening. Landscaping and screening are
required as follows:
1. Service areas and wall- and roof-mounted utilities must be screened to
the S-1 standard. Service areas and utilities are also subject to the standards
in Subsection 18.320.040.D.
2. Nonresidential development that abuts a residential zone must be
screened to the S-3 standard along all property lines, except street property
lines.
3. Surface vehicle parking areas, loading areas, drive aisles, and stacking
lanes for drive-through services within 20 feet of a street property line must be
screened to the S-4 standard. Screening must be provided directly adjacent to
the street property line, except where access is taken.
E. Pedestrian access.
1. Paths are required and must provide safe and convenient pedestrian access
from public sidewalks abutting the site to all required building entrances on the site.
2. For every 200 linear feet of street frontage, a minimum of one path must be
provided that connects an adjacent planned or existing sidewalk to a building
entrance or structure intended for public access.
3. Paths must provide safe and convenient pedestrian access within the site
between all buildings, uses, and areas designed for use by pedestrians. Paths
within parking areas or along drive aisles are subject to additional standards in
Chapter 18.410, Off-Street Parking and Loading.
4. Paths must extend to the perimeter property line to provide access to existing
or planned pedestrian facilities on adjacent properties, such as trails or public
access easements.
5. Paths must be constructed with a hard surface material and have a minimum
unobstructed width of five feet.
F. Utilities and service areas.
1. Private utility facilities, such as transformers or control valves, that serve a
single development must be located below ground or a minimum of 20 feet from
any street property line or any property line adjacent to a residential zone if located
above ground.
2. Service areas, such as waste and recycling containers, outdoor storage, and
mechanical equipment, may not be located within 20 feet of any street property line
or any property line adjacent to a residential zone, except where located inside a
building.
G. Lighting.
1. Minimum illumination levels are measured horizontally at ground level.
a. The minimum average illumination is 1.5 footcandles for paths, except
those within parking areas, which are subject to the lighting standards in
Chapter 18.410, Off-Street Parking and Loading. All points of measurement
must be a minimum of 0.5 footcandles.
b. The minimum average illumination is 3.5 footcandles for required building
entrances and 2.0 footcandles for any non-required building entrances. All
points of measurement must be a minimum of 1.0 footcandle.
2. Maximum illumination levels are measured vertically at the property line. The
maximum illumination is 0.5 footcandles at side and rear property lines, except that
the maximum illumination may be increased to 1.0 footcandle where the
development abuts a commercial or industrial zone.
3. Lighting must be shielded, angled, or located such that it does not shine
upwards or directly onto adjacent properties or sensitive lands.
H. Driveways. The following standards apply to new driveways or substantial
redevelopment.
1. For each street frontage less than or equal to 300 feet in length, a maximum of
one driveway per street frontage is allowed.
2. For each street frontage more than 300 feet in length, a maximum of one
driveway for every 200 feet of street frontage is allowed.
I. Parking and loading areas.
1. Vehicle parking and loading areas must be designed and located to minimize
conflicts between vehicular and non-vehicular traffic.
2. Loading areas must be designed and located to minimize adverse impacts on
adjacent properties when adjacent to a residential zone.
3. A minimum of 50 percent of required bicycle parking spaces must be located
within 20 feet of the street property line and be visible to pedestrians from the public
sidewalk in front of the site.
4. Bicycle parking may be located in the public right-of-way with approval of the
City Engineer.
J. Other standards. Development in commercial zones is subject to all other
applicable standards of this title, including, but not limited to, standards related to
parking and loading, streets and utilities, sensitive lands, and signs.
18.320.050 Building Design Standards
A. Floor Area Ratio (FAR). There are no minimum or maximum FAR requirements for
development in commercial zones.
B. Entrances.
1. A minimum of one entrance per building, or tenant space within a building
without internal building access, must be visible and accessible from a public street.
2. A required entrance must be within 1 foot above or below the grade of the
adjacent sidewalk.
3. A required building entrance must be at an angle that is no more than 45
degrees from the street that it faces.
4. A required building entrance must be covered, recessed, or treated with a
permanent architectural feature that provides weather protection for pedestrians.
The required weather protection must be at least as wide as the entrance, a
maximum of six feet above the top of the entrance, and a minimum of three feet in
depth. The required weather protection may project into the minimum front setback.
C. Windows. Building facades facing public or private streets when located within 35
feet of the street-facing property line must include a minimum window area as provided
in Table 18.320.3.
Table 18.320.3
Minimum Window Area
Story Use Minimum Window Area
First Story Nonresidential 50% of facade
Residential 30% of facade
Upper Stories Nonresidential 30% of facade
Residential 20% of facade (not applicable to
stories with sloped roofs or
dormers)
D. Building Height.
1. The minimum and maximum building height for each zone is provided in Table
18.320.4.
2. In all zones, the facade facing a public or private street must include a first
story with a minimum height of 12 feet and maximum height of 25 feet. Where the
minimum height is 25 feet in Table 18.320.4, the building must provide a minimum
of two stories.
Table 18.320.4
Height by Zone
Development or Use Minimum Minimum Stories Maximum
Zone Building Height Required Building Height
(in feet) (in feet)
Nonresidential 12 1 45
COM Mixed-use 25 2 100
MUE Nonresidential 12 1 75
Mixed-use 25 2 100
MUC Any 12 1 185
MUR Residential 12 1 60
Mixed-use 25 2 60
E. Roofs. Roofs must have a minimum solar reflectance index of at least 64. Any roof
area not meeting this standard must be constructed as an ecoroof, except where being
used for mechanical equipment, stairwells, solar arrays, maintenance access, rooftop
parking, rooftop decks, skylights, or mechanical equipment.
F. Building Projections. Building projections are allowed as follows:
1. Architectural elements such as eaves, cornices, and bay windows may project
a maximum one foot into the minimum building setback as shown in Figure
18.320.1.
2. Balconies may project into the minimum building setback and public right-of-
way as shown in Figure 18.320.1. Balconies may project a maximum of 4 feet into
the right-of-way. Balconies that project into the right-of-way must have a minimum
vertical clearance of 10 feet from sidewalk grade and are subject to approval by the
City Engineer.
3. Weather protection elements, such as canopies or awnings, may project into
the right-of-way a maximum of 6 feet or the minimum sidewalk width along the
building frontage, whichever is less. Elements that project into the right-of-way must
have a minimum vertical clearance of 8 feet from sidewalk grade and are subject to
approval by the City Engineer.
Figure 18.320.1 Building Projection Standards
Building Projection Standards
a— 1'max.projection into minimum building setback
II 4'max.projection into public right-opway
S 3'min,depth For required weather protection
and 6'max.projection into public right-of-way
8'min.vertical clearance
1
T . • l.
•
•
Private property Public right-ot•way
G. Facade Variation. All street-facing facades more than 50 feet in length that are
located within 35 feet of a street property line must provide at least one element from
the following list. Elements must be repeated or distributed along the length of the
facade so that there is no more than 40 feet between elements.
1. A change in surface or siding material, color, or pattern; or
2. A wall projection or recession that is a minimum of six feet in width and two
feet in depth for a minimum of half the height of the facade.
18.320.070 Additional Standards for Adult Entertainment Uses
A. Adult Entertainment uses are prohibited within 500 feet of any:
1. Residential zone,
2. Public or private primary, elementary, junior, middle, or high school,
3. Day care or hospital,
4. Public library,
5. Public park, or
6. Religious facility.
B. Hours of operation are limited to between 10 a.m. and 1 a.m.
C. Windows less than 7 feet from the ground must be covered or screened such that
sales areas and merchandise are not visible from public sidewalks.
D. Doors and windows must be closed at all times except for normal ingress and
egress.
E. Any sound transmitted by any means that is audible outside the structure
containing the use is prohibited.
Chapter 18.330
INDUSTRIAL ZONE DEVELOPMENT STANDARDS
Chapter 18.330 INDUSTRIAL ZONE DEVELOPMENT STANDARDS
18.330.010 Purpose
The purpose of this chapter is to provide standards for nonresidential development in
industrial zones that serve industrial and manufacturing users while allowing for safer,
more comfortable, and more attractive streetscapes for pedestrians.
18.330.020 Applicability
A. The standards of this chapter apply to nonresidential development in the IND zone.
B. Nonresidential development in the IND zone within the Durham Advanced
Wastewater Treatment Facility Plan District is subject to the standards of
Chapter 8.630, Durham Advanced Wastewater Treatment Facility Plan District.
18.330.030 Application Type
Nonresidential development in the IND zone requires a site development review
application, except where a conditional use or planned development application is
required or proposed.
18.330.040 Site Design Standards
A. Base zone site design standards are provided in Table 18.330.1.
Table 18.330.1
Industrial Zone Site Design Standards for Nonresidential Development
Standard IND
Minimum Setbacks
- Front and street-facing 1 ft
- Side or rear adjacent to 50 ft
residential zone
- Side or rear adjacent to 1 ft
nonresidential zone
Maximum Lot Coverage 85%
Minimum Landscape Area 15%
Table 18.330.1
Industrial Zone Site Design Standards for Nonresidential Development
Standard IND
Minimum Site Tree Canopy The minimum site tree canopy standards are provided
Coverage in Section 18.420.060.
Minimum Parking Lot Tree The minimum parking lot tree canopy standards are
Canopy Coverage provided in Subsection 18.410.030.M.
B. Landscaping and screening. All required landscaping, including landscaping used
to meet screening or tree canopy standards, is subject to the general provisions of
Chapter 18.420, Landscaping and Screening.
1. The minimum landscape area standard is provided in Table 18.330.1.
Landscaping standards are provided in Section 18.420.040. Any landscape area
used to meet minimum landscaping requirements must meet the L-2 standard.
2. Screening standards are provided in Section 18.420.050. Screening is
required as follows:
a. Service areas and wall- and roof-mounted utilities must be screened to
the S-1 standard. Service areas and utilities are also subject to the standards
in Subsection 18.330.040.C.
b. Nonresidential development that abuts a nonindustrial zone must be
screened to the S-3 standard along all property lines abutting the nonindustrial
zone, except street property lines.
c. Surface vehicle parking areas, loading areas, and drive aisles within 20
feet of a street property line must be screened to the S-4 standard. Screening
must be provided directly adjacent to the street property line, except where
access is taken.
C. Utilities and service areas.
1. Private utility facilities, such as transformers or control valves, that serve a
single development must be located below ground or a minimum of 20 feet from
any street property line or any property line adjacent to a residential zone if located
above ground.
2. Service areas, such as waste and recycling containers, outdoor storage, and
mechanical equipment, may not be located within 20 feet of any street property line
or any property line adjacent to a residential zone, except where located inside a
building.
D. Lighting. Lighting must be shielded, angled, or located such that it does not shine
upwards or onto adjacent residentially-zoned properties or sensitive lands. The
maximum illumination is 0.5 footcandles measured vertically at the property line where
abutting a residential zone or sensitive lands.
E. Pedestrian access.
1. Paths are required and must provide safe and convenient pedestrian access
within the site between all buildings, uses, and areas designed for use by
pedestrians. Paths within parking areas or along drive aisles are subject to
additional standards in Chapter 18.410, Off-Street Parking and Loading.
2. Paths must extend to the perimeter property line to provide access to existing
or planned pedestrian facilities on adjacent properties, such as trails or public
access easements.
3. Paths must be constructed with a hard surface material and have a minimum
unobstructed width of five feet.
18.330.050 Building Design Standards
A. Height. There is no minimum or maximum height.
B. Roofs. Roofs must have a minimum solar reflectance index of at least 64. Any roof
area not meeting this standard must be constructed as an ecoroof, except for areas
used for stairwells, solar arrays, rooftop parking, rooftop decks, sunroofs, or mechanical
equipment.
C. Loading docks and bays. New buildings or additions may include a maximum of
one elevated loading dock per tenant or per 100 lineal feet of building facade, whichever
is greater. There is no maximum number of at-grade loading docks or roll-up garage
doors.
Chapter 18.670
WASHINGTON SQUARE REGIONAL CENTER PLAN DISTRICT
Sections:
18.670.010 Purpose
18.670.020 Applicability
18.670.030 General Provisions
18.670.040 Review Process
18.670.050 Land Use Standards
18.670.060 Housing Types
18.670.070 Site Design Standards
18.670.080 Building Design Standards
18.670.090 Additional Standards for Residential or Mixed-Use Development
18.670.100 Transportation Standards
18.670.010 Purpose
The purpose of this chapter is to implement the land use and transportation policy
framework for the portion of the Washington Square Regional Center within Tigard's
urban planning area. This chapter implements the goals and policies of the Tigard
Comprehensive Plan and Metro's long-range growth management plan for the Portland
metropolitan area, particularly those related to regional centers. It also advances the
goals of the Department of Land Conservation and Development's Climate-Friendly and
Equitable Communities program.
The standards and procedures in this chapter are designed to:
A. Facilitate a complementary mix of residential and nonresidential land uses that
support a wide range of working, living, shopping, and travel options.
B. Foster urban-scale development at transit-supportive levels throughout the entire
plan district, but particularly in the Design Review Subdistrict, to meet the needs of
Tigard and the region in a carbon-responsible and climate-resilient manner.
C. Promote the development of safe, comfortable, and interesting public gathering
spaces and active transportation facilities that support a walkable and vibrant urban
environment.
D. Respect the needs of the community and the area's unique and diverse
development patterns through the creation of three subdistricts.
1. Design Review Subdistrict. The purpose of this subdistrict is to facilitate the
development of a highly urbanized mixed-use neighborhood that prioritizes the
comfort and needs of people by utilizing pedestrian-scale design principles and
providing a variety of inviting public spaces and high-quality active
transportation facilities.
2. Apartment Subdistrict. The purpose of this subdistrict is to facilitate the
development of apartments at a variety of scales to the exclusion of all other
housing types.
3. Metzger Business Subdistrict. The purpose of this subdistrict is to foster
neighborhood-scale mixed-use development that reinforces the identity of this
area as a local commercial hub.
18.670.020 Applicability
A. Applicability. The standards and procedures in this chapter apply to all property
within the Washington Square Regional Center Plan District, with the following
clarifications:
1. Property within the Residential-B (RES-B) zone or the Parks and Recreation
(PR) zone is exempt from the provisions of this chapter, but not from the
provisions of this title.
2. Property within the subdistricts shown on Map 18.670.A are subject to different
or additional development standards, use restrictions, or review processes as
provided in this chapter.
B. Boundary map. The plan district, base zones, subdistricts, and jurisdictional
boundaries are shown on Map 18.670.A. These boundaries, except for the
subdistricts, are also included on the Tigard Zoning Map.
C. Unincorporated Washington County. This chapter includes future zoning
designations for unincorporated Washington County property within the plan district.
The standards and procedures in this chapter, including the zoning designations
shown on Map 18.670.A, will apply to these properties upon annexation to the City
of Tigard.
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18.670.030 General Provisions
A. The standards and procedures in this chapter apply in addition to all other
applicable provisions of this title, except that this chapter supersedes the standards
in the following chapters:
1. Chapter 18.100, Base Zones; and
2. Chapter 18.300, Nonresidential Development Standards.
B. The standards and procedures in this chapter govern in the event of a conflict.
C. The standards and procedures in Tigard Municipal Code Chapter 15.16,
Encroachment Permits, apply where any privately-owned structures or furnishings
allowed by this chapter are proposed to encroach into the public right-of-way.
18.670.040 Review Process
A. Plan District Review Process. The following review processes apply to
development in the plan district, except for development in the Design Review
Subdistrict, which is subject to the approval processes provided in Section
18.670.040.8.
1. New nonresidential development or mixed-use development requires a site
development review application as provided in Chapter 18.780, Site
Development Reviews, except when a conditional use or planned development
is required or proposed.
2. Residential development, except for mixed-use development, is subject to the
review processes associated with the proposed housing type, as provided in
Chapter 18.200, Residential Development Standards.
B. Design Review Subdistrict Review Process. The following review processes apply
in the Design Review Subdistrict.
1. Residential development, except for mixed-use development, that complies
with the additional standards provided in Subsection 18.670.090.6 is subject to
the review processes associated with the proposed housing type, as provided
in Chapter 18.200, Residential Development Standards.
2. Mixed-use development that complies with all applicable standards provided in
this chapter requires a site development review application as provided in
Chapter 18.780, Site Development Reviews.
3. The following types of development require a development design review as
provided in Chapter 18.725, Development Design Reviews:
a. Mixed-use development that does not comply with all the standards
provided in this chapter;
b. Residential development that does not comply with the additional standards
provided in Subsection 18.670.090.B; or
c. New nonresidential development or a major modification to nonresidential
development.
C. Boundary amendments. Plan district or subdistrict boundary amendments are
subject to the legislative process in Chapter 18.790, Text and Map Amendments.
18.670.050 Land Use Standards
A. General provisions. A list of allowed, restricted, conditional, and prohibited uses is
provided in Table 18.670.1.
1. Allowed (A). Uses that are allowed, subject to all of the applicable provisions of
this title.
2. Restricted (R). Uses that are subject to special requirements, exceptions, or
restrictions provided in Subsections 18.670.050.B-D. Use restrictions may be
adjusted through an adjustment application as provided in Chapter 18.715,
Adjustments, a development design review application as provided in Chapter
18.725, Development Design Reviews, or a planned development review
application as provided in Chapter 18.770, Planned Developments.
3. Conditional (C). Uses that require the approval of the Hearings Officer using
discretionary criteria. The approval process and criteria are provided in
Chapter 18.740, Conditional Uses.
4. Prohibited (P). Uses that are not allowed under any circumstance and are not
adjustable through an adjustment nor a development design review.
Table 18.670.1
Land Uses by Zone
Land Use Categories MUC Zone MUE Zone MUR Zone
Residential Use Category
Residential Use A R A
Civic Use Categories
Table 18.670.1
Land Uses by Zone
Land Use Categories MUC Zone MUE Zone MUR Zone
Basic Utility R/C R/C R/C
Cemetery P P P
Detention Facility P P P
Government Services A A A
Railroad Yard P P P
School or Religious Facility C C C
Temporary Shelter A A A
Transportation and Utility Corridor A A A
Wireless Communications Facility R R R
Commercial Use Categories
Adult Entertainment P P P
Commercial Lodging A A A
Indoor Sales and Services R R R
Major Event Entertainment C P P
Mobility Hub R R R
Motor Vehicle Fuel Sales P A P
Motor Vehicle Sales and Rental R R P
Motor Vehicle Servicing P R P
Non-Accessory Parking R R P
Office A A R
Outdoor Sales and Services P P P
Self-Service Storage P P P
Industrial Use Categories
Industrial and Manufacturing R R P
Off-Site Services P R P
Warehouse and Distribution P P P
Waste-Related Facility P P P
Wholesale and Equipment Rental P R P
B. MUC zone use restrictions.
1. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second story of
a mixed-use development.
2. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
3. Indoor Sales and Services.
a. The maximum gross floor area is 30,000 square feet per tenant for new
buildings and additions. New tenants in the existing footprint of existing
buildings are exempt from this restriction.
b. All inventory and materials, except parking, must be contained completely
within a building.
c. Outdoor animal kennels are prohibited. All animal kennels associated with
breeding, boarding, or sales must be contained completely within a
building.
d. Uses with drive-through services are prohibited.
4. Mobility Hub. A maximum of ten car charging stations is allowed per hub.
5. Motor Vehicle Sales and Rental.
a. This use is prohibited outside the Design Review Subdistrict.
b. All sales and rental inventory, materials and equipment, and vehicle service
areas must be contained completely inside a building, except for the
existing Motor Vehicle Sales and Rental development located at the
northwest corner of Highway 217 and Greenburg Road.
c. If the use includes accessory motor vehicle servicing activities,
i. Any adverse impacts from the proposed servicing activities are
mitigated to the extent practicable, including, but not limited to, noise,
odors, and vibrations;
ii. All customer vehicle drop-off areas associated with the proposed
servicing activities are clearly identified and designed to prevent
vehicle idling and queuing outside of a building; and
iii. The proposed servicing activities and associated driveways,
accessways, drive aisles, and parking areas are located and designed
to support pedestrian access, safety, and comfort.
6. Non-Accessory Parking. This use is allowed only as structured parking with at
least two floors of parking.
7. Industrial and Manufacturing. All inventory and materials, except parking, must
be contained completely within a building.
C. MUE zone use restrictions.
1. Residential Use.
a. Any combination of residential and nonresidential use proposed for the same
site and not contained in a mixed-use development requires planned
development review.
b. Allowed civic, allowed commercial, or restricted industrial uses must make
up at least 30 percent of the gross floor area.
2. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second story of
a mixed-use development.
3. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
4. Indoor Sales and Services.
a. The maximum gross floor area is 30,000 square feet per tenant.
b. All inventory and materials, except parking, must be contained completely
within a building.
c. Outdoor animal kennels are prohibited. All animal kennels associated with
breeding, boarding, or sales must be contained completely within a
building.
d. Uses with drive-through services are prohibited.
5. Mobility Hub. A maximum of ten car charging stations is allowed per hub.
6. Motor Vehicle Sales and Rental. All sales and rental inventory, materials and
equipment, and vehicle service areas must be contained completely within a
building or located behind a building such that inventory and service areas are
not visible from Cascade Avenue.
7. Motor Vehicle Servicing. All activities and storage, including any vehicle
inventory, must be contained completely within a building.
8. Non-Accessory Parking. This use is allowed only as structured parking with at
least two floors of parking.
9. Industrial and Manufacturing. All inventory and materials, except parking, must
be contained completely within a building.
10. Off-Site Services.
a. The maximum gross floor area is 20,000 square feet per tenant.
b. A maximum of 20 vehicles may be parked overnight on-site.
c. All inventory and materials, except parking, must be contained completely
within a building.
11. Wholesale and Equipment Rental.
a. The maximum gross floor area is 20,000 square feet per tenant.
b. All inventory and materials, except parking, must be contained completely
within a building.
D. MUR zone use restrictions.
1. Basic Utility.
a. This use is conditionally allowed.
b. Data centers are conditionally allowed only on or above the second story of
a mixed-use development.
2. Wireless Communications Facility. See Chapter 18.450, Wireless
Communication Facilities, for allowed and restricted facilities.
3. Indoor Sales and Services. This use is allowed only as part of a mixed-use
development.
4. Office. This use is allowed only as part of a mixed-use development.
18.670.060 Housing Types
A. A housing type is not a use category. It describes a type of development that can
contain a Residential use.
B. A list of allowed, limited, and prohibited housing types is provided in Table
18.670.2. Terms and abbreviations used are defined as follows:
1. Yes, allowed (Y). Housing types that are allowed.
2. Limited (L). Housing types that are allowed subject to specific limitations.
3. No, prohibited (N). Housing types that are not allowed under any circumstance.
C. All housing types are subject to the standards and provisions of the applicable
development standards chapter. The applicable chapter for each housing type is
provided in Table 18.670.2.
D. All allowed housing types may be built on site or manufactured off site.
Table 18.670.2
Washin•ton S•uare Re•ional Center Housin• T •es
Housing Types Applicable MUC MUE MUR
Chapter
Accessory Dwelling 18.220 N N Y/L
Units
Apartments 18.230 L N Y
Cottage Clusters 18.240 N N Y/L
Courtyard Units 18.250 N N Y/L
Mobile Home Parks
18.260 N N N
Quads 18.270 N N Y/L
Rowhouses 18.280 L N Y/L
Small Form 18.290 N N Y/L
Residential
Mixed-Use 18.670 Y Y Y
Development
Y=Yes, Allowed L=Limited N=No, Prohibited
E. Limited housing types in subdistricts.
1. Limited housing types in the MUC zone.
a. Rowhouses are allowed only in the Design Review Subdistrict.
b. Only mixed-use development is allowed in the Metzger Business
Subdistrict. All other housing types are prohibited.
2. Limited housing types in the MUR zone. Only apartments and mixed-use
development are allowed in the Apartment Subdistrict. All other housing types
are prohibited.
18.670.070 Site Design Standards
A. General provisions.
1. Site design standards for nonresidential and mixed-use development are
provided in Table 18.670.3 and Subsections 18.670.070.B - G.
2. Residential development, except for mixed-use development, is subject to
standards of the applicable housing type in Chapter 18.200, Residential
Development Standards.
3. Development reviewed through a development design review application is not
subject to these standards and is evaluated through the development design
review process.
Table 18.670.3
Site Design Standards by Zone
Setback Standards MUC Zone MUE Zone 1 MUR Zone
Minimum Setback in Feet
- Front or street property line 1 I 1 1
- Side or rear adjacent to nonresidential 0 0 0
or mixed-use zone
- Side or rear adjacent to a residential 0 15 20
zone
Maximum Setback in Feet
- Front or street property line 12 I 12 I 20
Lot Coverage No minimum or maximum lot coverage.
Landscape Area No minimum or maximum landscape area.
Minimum Site Tree Canopy Coverage The minimum site tree canopy standards
are provided in Section 18.420.060.
Minimum Parking Lot Tree Canopy The minimum parking lot tree canopy
Coverage standards are provided in Subsection
18.410.030.M.
B. Setbacks.
1. Minimum and maximum building setbacks are met when at least 70 percent of
the building facade is located within the required setbacks.
2. Existing development and proposals for attached additions are exempt from
maximum building setback standards.
C. Landscaping and Screening. Landscaping and screening standards are provided in
Chapter 18.420, Landscaping and Screening. Landscaping and screening are
required as follows:
1. The area between the building facade and the street property line must be
landscaped to the L-2 standard.
2. Service areas and wall- and roof-mounted utilities must be screened to the S-1
standard. Service areas and utilities are also subject to the standards in
Subsection 18.320.040.D.
3. Nonresidential development that abuts a residential zone must be screened to
the S-3 standard along all property lines, except street property lines.
4. Surface vehicle parking areas, loading areas, drive aisles, and stacking lanes
for drive-through services within 20 feet of a street property line must be
screened to the S-4 standard. Screening must be provided directly adjacent to
the street property line, except where access is taken.
D. Pedestrian access.
1. Paths are required and must provide safe and convenient pedestrian access
from public sidewalks abutting the site to all required building entrances on the
site.
2. A minimum of one path to a building or structure intended for public access is
required for every 200 linear feet of street frontage.
3. Paths must provide safe and convenient pedestrian access within the site
between all buildings, uses, and areas designed for use by pedestrians. Paths
within parking areas or along drive aisles are subject to additional standards in
Chapter 18.410, Off-Street Parking and Loading.
4. Paths must extend to the perimeter property line to provide access to existing
or planned pedestrian facilities on adjacent properties, such as trails or public
access easements.
5. Paths must be paved with a hard surface material and have a minimum
unobstructed width of five feet.
E. Driveways. Driveway standards apply when introducing a new driveway to a
development or when substantially redeveloping a site.
1. For each street frontage less than or equal to 300 feet in length, a maximum of
one driveway per street frontage is allowed.
2. For each street frontage more than 300 feet in length, a maximum of one
driveway per 200 feet of street frontage is allowed.
F. Utilities and service areas.
1. Private utility facilities, such as transformers or control valves, that serve a
single development must be located below ground or a minimum of 20 feet
from any street property line or any property line adjacent to a residential zone.
2. Service areas, such as waste and recycling containers, outdoor storage, and
mechanical equipment, may not be located within 20 feet of any street property
line or any property line adjacent to a residential zone, except where located
inside a building.
G. Lighting.
1. Minimum illumination levels are measured horizontally at ground level.
a. The minimum average illumination is 1.5 footcandles for paths, except
those within parking areas, which are subject to the lighting standards in
Chapter 18.410, Off-Street Parking and Loading. All points of measurement
must be a minimum of 0.5 footcandles.
b. The minimum average illumination is 3.5 footcandles for required building
entrances and 2.0 footcandles for any non-required building entrances. All
points of measurement must be a minimum of 1.0 footcandle.
2. Maximum illumination levels are measured vertically at the property line. The
maximum illumination is 0.5 footcandles at side and rear property lines, except
that the maximum illumination may be increased to 1.0 footcandle where the
development abuts a commercial or industrial zone.
3. Lighting must be shielded, angled, or located such that it does not shine
upwards or directly onto adjacent properties or sensitive lands.
18.670.080 Building Design Standards
A. General provisions.
1. Building design standards for nonresidential and mixed-use development are
provided in Subsections 18.670.080.B - H.
2. Residential development, except for mixed-use development, is subject to
standards of the applicable housing type in Chapter 18.200, Residential
Development Standards.
3. Development reviewed through a development design review application is not
subject to these standards and is evaluated through the development design
review process.
B. Building height.
1. The minimum and maximum height for each zone and subdistrict is provided in
Table 18.670.4.
2. The facade facing a public or private street must include a first story with a
minimum height of 12 feet and maximum height of 25 feet. Where the minimum
height is 25 feet in Table 18.670.5, the building must provide a minimum of two
stories.
Table 18.670.4
Height by Zone and Subdistrict
Development or Minimum Minimum Maximum
Zone or Location Use Height (in Stories Height (in
feet) Required feet)
MUE Nonresidential 12 1 75
Mixed-Use 25 2 100
MUC Outside of a 12 1 185
Subdistrict
MUC in the Any 1 185
Design Review 12
Subdistrict
MUC in the Nonresidential 12 1 60
Metzger Business Mixed-Use36 2 75
Subdistrict
MUR Outside of a Residential12 1 60
Subdistrict
Mixed-Use 25 2 60
MUR in the Any 3 115
Apartment 36
Subdistrict
D. Entrances.
1. A minimum of one entrance per building, or tenant space within a building
without internal building access, must be visible and accessible from a public
street.
2. For every 200 linear feet of street frontage, a minimum of one path must be
provided that connects an adjacent planned or existing sidewalk to a building
entrance or structure intended for public access.
3. A required entrance must be within 1 foot above or below the grade of the
adjacent sidewalk.
4. A required building entrance must be at an angle that is no more than 45
degrees from the street that it faces.
5. A required building entrance must be covered, recessed, or treated with a
permanent architectural feature that provides weather protection for
pedestrians. The required weather protection must be at least as wide as the
entrance, a maximum of six feet above the top of the entrance, and a minimum
of three feet in depth. The required weather protection may project into the
minimum front setback.
E. Facade design. All facades that extend more than 50 feet fronting a public or
private street and are located within 35 feet of the street-facing property line must
provide at least one of the following features:
1. A change in surface or siding material, color, or pattern; or
2. A wall recession or projection that is a minimum of 6 feet in width and 2 feet
in depth for the entire height of the facade.
F. Building projections.
1. Architectural elements such as eaves, cornices, and bay windows may project
a maximum one foot into the minimum building setback as shown in Figure
18.670.1.
Figure 18.670.1 Building Projection Standards
Building Projection Standards
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8-min.vertical clearance
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2. Balconies may project into the minimum building setback and public right-of-
way as shown in Figure 18.320.1. Balconies may project a maximum of 4 feet into
the right-of-way. Balconies that project into the right-of-way must have a minimum
vertical clearance of 10 feet from sidewalk grade and are subject to approval by the
City Engineer.
3. Weather protection elements, such as canopies or awnings, may project into
the right-of-way a maximum of 6 feet or the minimum sidewalk width along the
building frontage, whichever is less. Elements that project into the right-of-way must
have a minimum vertical clearance of 8 feet from sidewalk grade and are subject to
approval by the City Engineer.
G. Windows.
1. Windows are required on all street-facing facades located within 35 feet of the
street property line and are subject to the window area standards in Table
18.670.5. Any portion of a street-facing facade that contains vehicle parking,
such as a parking structure, does not have to provide windows but must
provide facade openings that meet the minimum required window area in Table
18.670.5. If required facade openings contain glass, they must meet the
standards in Paragraph 18.670.080.G.3 If required facade openings do not
contain glass, they may contain architectural elements that are no more than 30
percent sight-obscuring.
2. Window area is the aggregate area of the glass within each window, including
any interior grids, mullions, or transoms. Facade area is the aggregate area of
each street-facing vertical wall plane.
3. Required windows must be clear glass and not mirrored, frosted, or reflective.
Clear glass within doors may be counted toward meeting the window coverage
standard.
Table 18.670.5
Minimum Window Area
Story Use 1 Minimum Window Area
First Story Nonresidential or Mixed-Use °
Building 50/° of facade
Residential Building 30% of facade
Upper Stories Nonresidential or Mixed-Use 30% of facade
Building
Residential Building 20% of facade (not applicable to
stories with sloped roofs or
dormers)
H. Roofs. Roofs must have a minimum solar reflectance index of at least 64. Any roof
area not meeting this standard must be constructed as an ecoroof, except where
being used for mechanical equipment, stairwells, solar arrays, maintenance access,
rooftop parking, rooftop decks, skylights, or mechanical equipment.
18.670.090 Additional Standards for Residential or Mixed-Use Development
A. Common space is required for all apartment or mixed-use developments as
provided in Subsection 18.230.040.C.
B. Residential development or mixed-use development in the Design Review
Subdistrict must meet the following standards. Development reviewed through a
development design review application is not subject to these standards and is
evaluated through the development design review process.
1. Common space must be provided and meet the standards Subsection
18.230.040.C.
2. Each dwelling unit must include private outdoor space that is directly accessible
from the interior of the dwelling unit it serves. Each private outdoor space must
be a minimum of 48 square feet in area and a minimum of five feet in width and
depth.
3. A minimum of 20% of dwelling units must be regulated as affordable housing
for households at 60 percent Area Median Income (AMI).
4. Mixed-use and residential buildings must be a minimum four stories.
18.670.100 Transportation Standards
A. Minimum required transportation improvements are shown on Map 18.670.B
Transportation Network Map.
Map 18.670.6
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B. Greenburg Road. The following street design standards apply to Greenburg Road
between Tiedeman Avenue and Hall Boulevard.
Table 18.670.6
Street Elements and Widths
Segment Location Maximum Required Elements
ROW (ft)
Segment A Highway 217 to 109 Sidewalks, planting strips, separated
Washington Square bike lanes, and two travel lanes on both
Road (south) sides of the street; center turn lane;
northbound left turn lane
Segment B Washington Square 103 Sidewalks, planting strips, separated
Road (south) to Locust bike lanes, and two travel lanes on both
Street sides of the street; southbound left turn
lane
Segment C Locust Street to 74.5 Sidewalks, separated bike lanes, and
Washington Square one travel lane on both sides of the
Road (north) street; two-way center turn lane
Segment D Washington Square 79 Sidewalks, planting strips, separated
Road (north) to bike lanes, and one travel lane on both
Summit Drive sides of the street; two-way center turn
lane
Segment E Summit Drive to Hall 81.5 Sidewalks, separated bike lanes, and
Boulevard one travel lane on both sides of the
street; two-way center turn lane;
northbound right turn lane
C. Hall Boulevard. The following street design standards apply to Hall Boulevard
between Highway 217 and Locust Street.
1. The maximum right-of-way width for this street is 75 feet. Additional right-of-
way may be required at intersections as identified by the City Engineer.
2. The cross section must include two travel lanes; a center turn lane; and bike
facilities, pedestrian facilities, and planting strips on both sides of the street.
D. Oak Street. The following street design standards apply to Oak Street between
Greenburg Road and Hall Boulevard.
1. The cross section for the north side of the street must be consistent with Table
18.910.1 for collector streets, except that on-street parking is allowed and no
bike lane is required; and
2. The cross section for the south side of the street must be consistent with Table
18.910.1 for collector streets, except that on-street parking is allowed and a 12-
foot-wide, grade-separated, multi-use path is required in lieu of a bike lane and
sidewalk.
E. Fee in lieu of construction (FILOC). If improvements to public transportation
facilities are required for development along Greenburg Road or Hall Boulevard, the
applicant may request to pay a fee in lieu of constructing the required
improvements. The provisions of this Subsection do not allow the applicant to a pay
a fee in lieu of dedicating any needed public right-of-way.
1. FILOC findings. If the City Engineer determines that a fee in lieu of construction
satisfies one of the criteria in Paragraph 18.670.100.D.1, the city will accept a
fee upon the City Engineer finding that deferring construction of required
improvements will not result in any of the following.
a. Safety hazards as determined by the City Engineer.
b. New and significant street drainage issues as determined by the City
Engineer.
If the City Engineer cannot make such findings, then the city will not accept a
fee and will require construction of the required improvements.
2. FILOC fees. If the City Engineer determines that required improvements are
eligible for FILOC, the applicant must pay the fee in lieu of constructing the
required improvements unless the city determines that the fee is not roughly
proportional to the number of new trips estimated to be generated by the
proposed development. The City Engineer will determine the fee based upon
an estimate to construct the required improvements using the average cost of
the most recent capital improvement project itemized bid prices. The
applicant must pay the fee to the city prior to the issuance of any development
permits.
a. If full transportation facility improvements have been assessed with
previous development on the site and the proposed development has
additional impacts, the city may only assess additional FILOC fees when
there has been a change to the city's street design standards.
b. If partial transportation facility improvements have been assessed with
previous development on the site and the proposed development has
additional impacts, the city may assess additional FILOC fees for the
balance of the improvements.
c. If the applicant pays a fee in lieu of constructing the required
improvements and is issued a development permit by the city but does not
develop as planned, the applicant may request a refund of the FILOC fee
within 3 years of payment. Any refunds are subject to the approval of
the City Engineer.
2. FILOC program administration. Fees collected by the city will be used to
construct public transportation facilities or to leverage additional grant money
for larger transportation projects. An accounting of fees collected and expended
will be made available by the city to the public on an annual basis at the end of
the fiscal year. Expenditure of fees is subject to the following: Fees will be used
for construction of public transportation facilities that benefit the development
sites that paid the fees.
Chapter 18.440
TEMPORARY USES
18.440.010 Purpose
The purpose of this chapter is to establish standards for the approval of temporary uses.
18.440.020 Applicability
A. Applicability. This chapter applies to all types of temporary uses listed in
Section 18.440.030, unless they are exempt in Subsection 18.440.020.0 or D.
B. Temporary uses allowed. The following temporary uses are allowed without a
temporary use permit:
1. Seasonal and special events conducted exclusively by and for the benefit of a
Tigard-based nonprofit organization;
2. Temporary Shelter, as an accessory use to a Religious Institution use or a
Social/Fraternal Clubs/Lodges use, where the following are met:
a. No more than 20 people are provided shelter at a time,
b. Each stay does not exceed 30 days, and
c. Temporary shelter is not provided on the property more than 90 total days
in a year.
3. Garage sales;
4. Temporary construction offices in conjunction with the initial development of
residential, commercial or industrial property (three or more dwelling units or lots);
or
5. Seasonal and special events located entirely within the PR zone, public right-
of-way, or city-owned property provided the use has received a special event
permit pursuant to Tigard Municipal Code Chapter 7.48.
C. Emergency situations. The Director may waive any of the requirements in this
chapter or request additional information in compliance with Chapter 18.710, Land Use
Review Procedures, for cases that involve destruction of an existing structure due to
fire, natural causes, or other circumstances that are beyond the control of the applicant.
An emergency as allowed by this subsection does not include failure by the applicant to
submit a temporary use request as provided in this chapter.
18.440.030 Types of Temporary Uses
A. Seasonal or special event. This type of temporary use is a use that by its nature will
last less than one year. Examples of this type of use are those associated with the sale
of goods for a specific holiday, activity, or celebration, uses associated with
construction, or seasonal use. This type of use does not apply to businesses seeking a
temporary or interim location. These types of temporary uses include:
1. Use associated with the celebration of a specific holiday such as the sale of
Christmas trees and fireworks;
2. Use associated with the sale of fresh fruits, produce, and flowers, including
seasonal markets by a chartered public service or non-profit organization that may
offer additional products and services as provided in the organization's "market
rules and policies" such as landscaping plants, prepared food, animal products, and
art or handcrafts assembled by the vendor;
3. Use associated with festivals or celebrations or special events;
4. Seasonal activities such as the sale of food at sports events or activities;
5. Use associated with construction such as the storage of equipment during the
construction of roads or development, but not a temporary sales office or model
home as provided by this chapter; and
6. Temporary fund raising and other civic activities in commercial zones.
B. Unforeseen or emergency situations. This type of temporary use is a use that is
needed because of an unforeseen event such as fire, windstorm, flood, unexpected
health or economic hardship, or due to an eviction resulting from condemnation or other
proceedings. Examples of this type of temporary use include:
1. A mobile home or other temporary structure for a residential purpose in a
residential zone;
2. A mobile home or other temporary structure for a business purpose in a
commercial or industrial zone; and
3. Use of an existing dwelling or mobile or manufactured home during the
construction period of a new dwelling unit on the same lot.
C. Temporary sales office or model home. This type of use includes a temporary
sales office or offices either in a dwelling unit or in another temporary building for the
purpose of facilitating the sale of real property in any subdivision or property within this
city. This includes the use of one dwelling unit in a subdivision as a "model home" for
purposes of showing prospective buyers.
D. Temporary use in commercial and industrial zones. This type of temporary use
includes a temporary trailer or prefabricated building for use on any commercially or
industrially zoned property within the city as a temporary commercial or industrial office
or space associated with the primary use on the property.
E. Food carts. This type of temporary use includes up to three food carts.
18.440.040 Approval Process
A. Approval process. Temporary use applications are processed through a Type I
procedure, as provided in Section 18.710.050.
B. Approval period. An approval for a temporary use is valid for a period of 1 year
unless otherwise stipulated by the approval. Approvals for food carts as a temporary
use are valid indefinitely.
C. Expiration. An approval for the temporary use will expire if:
1. Substantial construction of the approved plan or onset of the approved activity
has not begun within the approval period; and
2. Construction or activity on the site is a departure from the approved plan.
18.440.050 Approval Criteria
A. Seasonal and special events. The approval authority will approve or approve with
conditions seasonal and special events when all of the following are met:
1 . The use occurs only once in a calendar year and for no longer a period than
30 consecutive days, except as provided in Paragraph 18.440.050.A.6;
2. The use is allowed in the applicable base zone;
3. The applicant has proof of the property owner's permission to place the use on
the property;
4. There will be no parking utilized by the customers and employees of the
temporary use that is required to meet the minimum parking requirements for the
other uses on the property, as required by Chapter 18.41 , Off-Street Parking and
Loading;
5. The use will provide adequate vision clearance, as required by
Chapter 18.930, Vision Clearance Areas, and not obstruct pedestrian access on
public rights-of-way; and
6. Seasonal markets are allowed in the C-G and MU-CBD zones and may
operate from April through October. The applicant must provide "market rules and
policies" for city approval, which are consistent with the seasonal market use
description in Paragraph 18.440.030.A.2 and will be observed for the duration of
the permit. Market rules and policies must include hours of operation, location,
product guidelines, vendor obligations, vehicle loading or unloading, and any other
applicable policies guiding the operation of the market. The city may also consider
the following criteria:
a. Provide documentation demonstrating adequate and safe ingress and
egress exist when combined with the other uses of the property, in compliance
with Chapter 18.920, Access, Egress, and Circulation;
b. Provide documentation demonstrating the use will not create a traffic
hazard, including coordination with ODOT if applicable;
c. Provide documentation that the use will not create adverse off-site
impacts related to noise, odors, vibrations, glare, or lights that would be greater
than otherwise allowed by uses allowed in the base zone; and
d. Signs are allowed as provided in Chapter 18.435, Signs; however,
temporary signs may be approved for a period of time to correspond with the
duration of the seasonal market use.
B. Unforeseen or emergency situations. The approval authority will approve or
approve with conditions unforeseen or emergency situations when all of the following
are met:
1. The need for the use is the direct result of a casualty loss such as fire, wind
storm, flood, or other severe damage by the elements to a pre-existing structure or
facility previously occupied by the applicant on the premises for which the permit is
sought; or
2. The use of a mobile or manufactured home on a lot with an existing dwelling
unit is necessary to provide adequate and immediate health care for a relative who
needs close attention who would otherwise be required to receive needed attention
from a hospital or care facility; or
3. The applicant has been evicted within 60 days of the date of the application
from a pre-existing occupancy of the premises for which the permit is sought as a
result of condemnation proceedings by a public authority, or eviction by abatement
of nuisance proceedings, or by determination of a public body or court having
jurisdiction that the continued occupancy of the facilities previously occupied
constitutes a nuisance or is unsafe for continued use; or
4. There has been a loss of leasehold occupancy rights by the applicant due to
unforeseeable circumstances or other hardship beyond the foresight and control of
the applicant; and
5. There exists adequate and safe ingress and egress when combined with the
other uses of the property, as required by Chapter 18.920, Access, Egress and
Circulation, and Chapter 18.930, Vision Clearance Areas; and
6. There exists adequate parking for the customers of the temporary use as
required by Chapter 18.410, Off-Street Parking and Loading; and
7. The use will not result in congestion on adjacent streets; and
8. The use will pose no hazard to pedestrians in the area of the use; and
9. The use will not create adverse off-site impacts including noise, odors,
vibrations, glare, or lights that will affect adjoining uses in a manner that other uses
allowed in the base zone would not affect adjoining uses; and
10. The use can be adequately served by sewer or septic system and water, if
applicable.
C. Temporary sales office or model home. The approval authority will approve or
approve with conditions a temporary sales office or model home when all of the
following are met:
1. Temporary sales office.
a. The temporary sales office must be located within the boundaries of the
subdivision or property in which the real property is to be sold; and
b. Sales offices approved through the provision of this chapter may not be
permanent.
2. Model home.
a. The model home must be located within the boundaries of the subdivision
or property where the real property to be sold is situated; and
b. The property to be used for a model house must be a permanently
designed dwelling unit.
D. Temporary use in commercial and industrial zones. The approval authority will
approve or approve with conditions a temporary trailer or prefabricated building when all
of the following are met:
1. The temporary trailer must be located within the boundaries of the property on
which it is located;
2. The property to be used for a temporary trailer must already be developed;
3. There exists adequate and safe ingress and egress when combined with the
other uses of the property; as required by Chapter 18.920, Access, Egress, and
Circulation, and Chapter 18.930, Vision Clearance Areas;
4. There exists adequate parking for the customers or users of the temporary
use as required by Chapter 18.410, Off-Street Parking and Loading;
5. The use will not result in congestion on adjacent streets;
6. The use will pose no hazard to pedestrians in the area of the use;
7. The use will not create adverse off-site impacts including noise, odors,
vibrations, glare, or lights that will affect the adjoining uses in a manner that other
uses allowed in the base zone would not affect the adjoining uses;
8. The use can be adequately served by sewer or septic system and water, if
applicable; and
9. The length of time that the temporary building will be used is the maximum
needed to address the hardship.
E. Food carts. The approval authority will approve or approve with conditions a
temporary use application for a food cart use when all of the following are met:
1. The cart is located on a property with an existing nonresidential use.
2. The cart meets the minimum setback standards for a building in the base zone
in which it is located.
3. The cart does not obstruct or otherwise make unsafe any areas designed for
pedestrian or vehicle movement to, from, or through the property on which the cart
is located.
4. Any associated signs meet the regulations for the base zone provided in
Chapter 18.435, Signs.
5. The addition of the proposed cart to the proposed location will not result in
more than three food carts being present on that property.
6. The following design requirements are met:
a. The cart has wheels and the wheels remain permanently attached and
functional.
b. If there are permanent utilities located on site, the cart has only temporary
connections to such utilities and the connections may be easily removed at any
time.
c. Any canopies, awnings, or other attachments on the cart are entirely
supported by the cart, and are fully collapsed outside of business hours.
Chapter 18.715
ADJUSTMENTS
18.715.010 Purpose
The purpose of this chapter is to provide an appropriate and efficient review process for
granting relief from the specific requirements of this title to allow reasonable
development or restricted uses or prevent undue hardship. Adjustments are intended to
provide limited flexibility for development to address the requirements of this title through
alternative or innovative means.
18.715.020 Applicability
A. Applicability. This chapter applies to all proposals to adjust an existing requirement
of this title. All requirements, such as development or design standards, may be
adjusted except as provided in Subsection 18.715.020.6 or where specifically provided
for elsewhere in this title, such as in Chapter 18.660, Tigard Triangle Plan District.
B. Prohibited adjustments. Adjustments are prohibited in the following situations:
1. To allow a primary or accessory use that is prohibited;
2. To change or eliminate a regulation that contains an express prohibition;
3. To change or eliminate a threshold for a review;
4. To change or eliminate any part of an approval process, including approval
periods;
5. To change a definition, a method of measurement, or the description of a use
category;
6. To change or eliminate any regulations in Chapter 18.510, Sensitive Lands; or
7. To change the required density for a housing type in a residential zone.
18.715.030 General Provisions
A. An applicant may seek relief from the specific requirements of this title through one
of three types of adjustments. An applicant may either demonstrate that a proposed
adjustment meets the criteria for adjustments to development standards or use
restrictions; or that a hardship exists and a proposed adjustment is necessary to not
preclude all reasonable economic use of the property.
B. Some Plan Districts contain specific adjustment processes and approval criteria,
which are evaluated separately from this chapter, as provided in Chapter 18.650, Tigard
Downtown Plan District, and Chapter 18.660, Tigard Triangle Plan District.
C. Multiple adjustment proposals will be processed concurrently. (Ord. 18-28 §1)
18.715.040 Approval Process
An adjustment application is processed through a Type II procedure as provided in
Section 18.710.060.
18.715.050 Approval Criteria
The approval authority will approve or approve with conditions an adjustment
application when all of the criteria in Subsection 18.715.050.A, B, or C are met.
A. Criteria for adjustments to development standards.
1. The proposed adjustment results in development that is generally consistent
with the purpose of the development standard to be adjusted and meets one of the
following:
a. Has only minor impacts on surrounding properties or public facilities,
b. Addresses a site constraint or unusual situation, or
c. Utilizes innovative design or results in sustainable development;
2. The proposed adjustment does not have a greater impact on city-designated
sensitive lands than would otherwise occur if the adjustment was not approved;
3. If the proposed adjustment addresses a site constraint or unusual situation,
utilizes innovative design, or results in sustainable development, any impacts from
the proposed adjustment are mitigated to the extent practicable; and
4. If more than one adjustment is proposed, the cumulative effect of all the
adjustments results in development that has only minor impacts on surrounding
properties or public facilities.
B. Criteria for adjustments to use restrictions.
1. The proposed adjustment is generally consistent with the purpose of the base
zone where the restricted use is located;
2. The proposal includes public benefits. Public benefits may include, but are not
limited to, the following:
a. Energy Trust Path to Net Zero certification, as demonstrated by an
approved EUI number,
b. On-site generation and storage of renewable power,
c. Off-site improvements to active transportation facilities,
d. Other similar item as determined by the Director;
3. Any impacts resulting from the adjustment are mitigated to the maximum
extent practicable;
4. The proposed adjustment does not have a greater impact on city-designated
sensitive lands than would otherwise occur if the adjustment was not approved; and
5. If more than one adjustment is proposed, the cumulative effect of all the
adjustments and associated mitigations results in development and activity that has
only minor impacts on surrounding properties or public facilities.
C. Criteria for demonstrating hardship.
1. Application of the development standard proposed for adjustment would
preclude all reasonable economic use of the property;
2. The need for the proposed adjustment is the result of conditions or
circumstances outside the control of the applicant or property owner;
3. The proposed adjustment results in development that equally or better meets
the purpose of the development standard to be modified; and
4. Any impacts from the proposed adjustment are mitigated to the extent
practicable.
Chapter 18.725
DEVELOPMENT DESIGN REVIEWS
Sections:
18.725.010 Purpose
18.725.020 Applicability
18.725.030 General Provisions
18.725.040 Review Process
18.725.050 Approval Criteria
18.725.060 Conditions of Approval
18.725.010 Purpose
The purpose of this chapter is to ensure specific areas of the city utilize site and building
design techniques that prioritize the well-being of people and promote carbon
responsible transportation options, including transit. Design review facilitates creative
site and building designs that result in high quality buildings, public spaces, and active
transportation facilities.
18.725.020 Applicability
This chapter applies to all new development, substantial redevelopment, or
modifications to development or land use approvals where development design review
is either proposed or required as provided in Subsection 18.670.040.B.
18.725.030 General Provisions
A. If a proposal includes a change to a use restriction provided in Subsection
18.670.050.B, the proposed change is reviewed through the development design
review process.
B. Where development design review is proposed or required:
1. Site development review is not required.
2. Planned development review may not be requested.
3. Conditional use applications must be processed concurrently with the
design development review.
18.725.040 Review Process
A development design review application is processed through a Type II procedure as
provided in Section 18.710.060, using the approval criteria in Section 18.725.050.
18.725.050 Approval Criteria
The approval authority will approve or approve with conditions a development design
review application when all of following criteria are met:
A. Scale. The proposed development is thoughtfully integrated with its
surroundings, at an urban scale that addresses pedestrian needs and comfort
within the context of the area to be developed. Single story buildings are limited
to buildings with a maximum 5,000 square-foot footprint and where promoting
incremental development. The proposed development provides pedestrian-
scaled places with strong relationships among buildings, open spaces, and
pedestrian pathways;
B. Pedestrian comfort. The proposed development is designed to support
pedestrian access, safety, and comfort on and adjacent to the site. The
proposed development bridges or removes any pedestrian barriers and
implements pedestrian-friendly designs and block lengths;
C. Building design. All building facades or fences that face active transportation
facilities and are intended for regular public access are visually appealing and
provide design elements including facade variation and windows. Buildings
incorporate exterior design and building materials that exhibit permanence and
quality;
D. Parking. Pedestrian paths providing access to parking areas are designed so
that a visitor only needs to park once to easily and comfortably access multiple
destinations on site. Development also complies with the maximum parking
standards provided in Chapter 18.410, Off-Street Parking and Loading;
E. Common space. The proposed development includes publicly accessible
common space that is designed to encourage public gathering through the
integration of features such as broad steps or benches that serve as permanent
seating, stoops, fountains, or plazas. Common space is located to easily serve
the site and public, and is designed to provide safety and comfort for users
while promoting vibrancy and livability.
F. Active transportation facilities. Active transportation facilities are designed to be
comfortable and desirable facilities to use and are visually prioritized over
facilities intended for use by motor vehicles.
G. Transit. The proposed development appropriately accommodates transit to or
through the site in ways that best serve the public and proposed users of the
development. The applicant provides documentation that TriMet has reviewed
and approved any changes or impacts to transit routes or facilities.
H. Stormwater facilities. Stormwater facilities provide community benefits in
addition to stormwater management. Stormwater facilities are vegetated and
thoughtfully integrated into the development site through the inclusion of
features such as seating, sculptural elements, and pedestrian paths.
Stormwater facilities may be used to meet minimum common open space
requirements when designed to facilitate public access.
I. Sustainability and resiliency. The development incorporates sustainable and
resilient site and building designs that reduce GHG emissions and operating
costs, improve livability, and reduce impacts from natural hazards and
disasters.
J. Streets and access. The city engineer has determined that any changes to
streets or access points do not result in unsafe conditions. All private streets
are located within tracts and public access easements. All transportation
improvements are consistent with Map 18.670.B.
K. Trees. The proposed development uses trees and landscaping to create a
sense of place, provide protection from the elements, and mitigate the heat
island effect of urban development. Development also complies with parking lot
canopy requirements as provided in Subsection 18.410.030.M.
L. Flexibility Request. If the proposal includes a change to a use restriction, the
change results in development that is appropriately located, designed, and
scaled to preserve and promote pedestrian-scaled urban development.
18.725.060 Conditions of Approval
The approval authority may impose conditions of approval that are suitable and
necessary to ensure that the proposal is consistent with the purpose of this chapter as
embodied by the approval criteria. Conditions may include but are not limited to the
following:
A. Requiring more or higher quality pedestrian-oriented architectural elements;
B. Requiring more or higher quality public spaces or community amenities;
C. Requiring higher quality active transportation facilities or a more robust active
transportation network;
D. Requiring modifications to building height, size, location, or materials;
E. Requiring modifications to parking lot size or location;
F. Requiring separation or screening of uses, buildings, parking lots, or service areas
from public spaces or adjacent uses;
G. Requiring separation or screening of private residential spaces, such as balconies,
from public spaces or adjacent uses;
H. Limiting or otherwise designating the size, number, or location of vehicle access
points; or
I. Limiting or otherwise designating the location, intensity, and shielding of outdoor
lighting.
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