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05/13/2009 - Packet City of Tigard City Center Advisory Commission — Agenda • � r MMOMMONNOWnfton- MEETING DATE: Wednesday, May 13, 2009 — 6:30-8:35 p.m. MEETING LOCATION: Tigard Public Library Community Room, Vit Floor 13500 SW Hall Blvd., Tigard, OR 97223 1. Welcome and Introductions ....................................................................................................6:30 — 6:35 2. Check-in......................................................................................................................................6:35 — 6:45 3. Review / Approve Minutes .....................................................................................................6:45 — 6:50 4. Downtown land Use and Design Standards Presentation.................................................6:50 — 8:00 (Cathy Corliss, Marcy McInelly, Sean Farrelly) 5. Downtown Circulation Plan: Next Steps..............................................................................8:00 — 8:05 ;annual Planning........................................................................................................................8:05 — 8:20 7. CG\C 'Training- Planning........................................................................................................8:20 — 8:30 8. Other Business...........................................................................................................................8:30 — 8:35 9. Adjourn ......................................................................................................................................8:35 p.m. 01 CITY CENTER ADVISORY COMMISSION AGENDA— May 13, 2009 City of Tigard 1 13125 Sit' Hall Blvd.,Tigard,OR 97223 1 503-639-4171 1 www.tigard-or.gov I Page 1 oft City Center Advisory Commission Meeting Minutes TIGARD Date of Meeting: May 13, 2009 Location: Community Room,Tigard Library Called to order by: Chair Alice Ellis Gaut Time Started: 6:37 p.m. Time Ended: 9:03 p.m. Commissioners Present: Carolyn Barkley; Vice Chair Alexander Craghead; Chair Alice Ellis Gaut; Ralph Hughes; Kevin Kutcher; Peter Louw;Thomas Murphy; Martha Wong; Linli Pao (alternate) Commissioners Absent: Commissioner Shearer Others Present: Cathy Corliss, Marcy McInelly, Mike Marr Staff Present: Sean Farrelly, Senior Planner;Jerree Lewis, Executive Assistant AGENDA ITEM #1: Welcome and Introductions Important Discussion and/or Comments: Introductions were not necessary. Action Items (Follow-Up or Votes): None AGENDA ITEM #2: Check In Important Discussion and/or Comments: Commissioner Craghead reported that the Stakeholder Outreach Committee has met twice and is working with Kim McMillan on the Main Street green street outreach effort. Sean Farrelly advised that the 99W / University of Oregon mid-point review took place a week ago. They received a lot of good feedback; the final review will be on June 3,d at the University of Oregon Portland campus. Sean also advised that the Budget Committee approved the CCDA budget as presented. It will be adopted by Council in June. Also, there will be a Council workshop on June 16 to discuss and clarify the roles of the CCDA and the CCAC. Commissioners are invited to attend the meeting. CCAC Meeting Minutes for May 13,2009 Page 1 of 5 The CCAC will be asked to write a letter of support for a rail to trail project. The railroad is considering abandoning the rail section north of Main Street. Tom Brian is lending his support to have them declare that section temporarily abandoned (they would retain the right to run another rail there sometime in the future if they ever wanted to). If it is temporarily abandoned, it could be used as a trail. It could also leave open the possibility for having a part of Main Street be a parking area or an expanded park-and-ride lot in the future. Chair Ellis Gaut announced that, due to her business schedule, she will be withdrawing as the Chair of the Commission effective in July. She may eventually need to resign from the Commission altogether. The Commission will need to elect a new Chair in June. Action Items (Follow-Up or Votes): None AGENDA ITEM #3: Review/Approve Minutes Important Discussion and/or Comments: None Action Items (Follow-Up or Votes): Motion by Commissioner Barkley, seconded by Commissioner Craghead, to approve the April 8, 2009 minutes. The motion passed by a vote of 6- 0. Commissioners Hughes and Wong abstained. AGENDA ITEM #4: Downtown Land Use and Design Standards Presentation Important Discussion and/or Comment: Sean Farrelly briefed the Commissioners on the work that has been completed to date on the Downtown land use and design standards. Consultants Marcy McInelly from SERA Architects and Cathy Corliss from Angelo Planning Group were on hand to answer questions. Sean gave a PowerPoint presentation on the project and an overview of the draft code (Exhibit A). Cathy Corliss provided information about the TGM Code Assistance program. This particular program provides technical assistance rather than money. She reported on the work that was done for the Downtown Tigard project. Because so much work had already been done before the consultants became involved, the scope of work for Tigard was more for peer review and some assistance with illustrations. Commissioner Louw questioned the 45' height limitation on Main Street bordering Hwy. 99W. He would rather see something that blocks the view of Main Street from the Highway. Sean advised that there had been a lot of input early on asking for the 3-story limit on Main Street. Commissioner Craghead noted that this is also in the TRIP. The idea was to leave the Downtown open to 99W. There had also been early discussion about requiring certain roof treatments in order to beautify that area. It was noted that there are opportunities in the other sub-areas where we could go up to 8 stories. CCAC Meeting Minutes for May 13, 2009 Page 2 of 5 Marcy McInelly provided information on the differences between conventional code and form- based code (FBC). FBC techniques focus on the form of the building, not the uses within the building. The streets, buildings, and open spaces are designed altogether in coordination (thinking about the streets and the buildings together as a room with a sense of place). FBC also uses illustrations to help show what all the numbers and standards might look like. The design standards are tools that regulate such things as site design, connectivity, and building orientation. Sean detailed the three design review procedures—Track 1 for minor modifications, such as facade improvements, which would have a quick turnaround; Track 2, an administrative review for new development and larger scale renovations; and Track 3, a discretionary review process which would require holding a hearing with a design review body. Sean advised there are some issues that still need to be resolved, including maximum density and private open space requirements. There was discussion about private open space. One suggestion which came about as a result of the development examples was not requiring all units to have private open space, but maybe 80-90%. Another option could be shared open space or paying a partial fee-in-lieu, with the intent that the money would be spent in the Downtown area for open space. The Commissioners will re-visit this idea later. Next steps in the process include an open house in July, Planning Commission workshops and public hearings in July, and workshops and public hearings with the City Council in September. Commissioner Louw wondered if design guidelines that dictate the form of a building will make it more difficult for builders. Cathy Corliss noted that, although some builders might not like design guidelines, there are other advantages, such as an increase in density and reduction in parking requirements, which could make sites feasible. With regard to the review process, it was noted that there can be confusion between Type 1/Track 1, etc. Sean Farrelly advised that the term Type denotes different procedures, based on level of complexity. Type 1, Type 1, and Type 3 have meanings for other procedures in our code, so staff thought using the term Track would be simpler for the public/developers. Cathy Corliss suggested eliminating the term Track altogether; the titles indicate what's required for each process. Action Items (Follow-Up or Votes): None AGENDA ITEM #5: Downtown Circulation Plan: Next Steps Important Discussion and/or Comments: Sean Farrelly stated he sent out the values that were captured in the CCAC workshop. Changes were made to the circulation map and the revised map will be sent to the consultant team— a design firm, traffic engineering firm, and a real estate consultant. The design standards and preliminary work on the circulation plan will be shown during the July open house. CCAC Meeting Minutes for May 13,2009 Page 3 of 5 The scope of work includes one final presentation to the CCAC, one final presentation to Council, and 2 other public meetings. Sean asked the Commissioners at what point they would like the consultants to meet with the CCAC. The Commissioners preferred that the consultants meet with them early in the process and they would like to see the plan more than once before it's finalized. Sean advised that the Downtown circulation map will be a starting point for the consultants. The final map will include a legend and have street sections. Action Items (Follow-Up or Votes): Staff will advise the consultants about presentations to the CCAC. AGENDA ITEM #6: Annual Planning Important Discussion and/or Comments: The Commissioners decided to hold their November meeting on Thursday, November 5th, in Red Rock Creek Conference Room. There should be a draft of the annual report by that date. Action Items (Follow-Up or Votes): None AGENDA ITEM #7: CCAC Training- Planning Important Discussion and/or Comments: The Commissioners discussed what kind of training they would like to have with the consultants Cogan Owens Cogan. Suggestions included such things as how to work efficiently as a group, community outreach, and leadership transition. Action Items (Follow-Up or Votes): Staff will advise the consultants about the kind of training the Commissioners would like and check their availability for attending a meeting. AGENDA ITEM #8: Other Business Important Discussion and/or Comments: Commissioner Craghead reported that the Outreach Committee will be working with Kim McMillan and other staff to go door to door on Main Street to let people know about the green street program. There are 4 Commissioners on the Outreach Committee, but it was determined that 6 Commissioners are needed for this outreach effort. The visits will start May 26th and will continue through early June. The days and hours will vary. Chair Ellis Gaut may be able to help and Commissioner Hughes volunteered. Commissioner Murphy suggested a quarterly check in on the CCAC goals, beginning with the June meeting. Other check in dates for this year would be September and November. CCAC Meeting Minutes for May 13,2009 Page 4 of 5 Chair Ellis Gaut reported that the by-laws Committee met once, but they were one Commissioner short. The Committee determined that the current by-laws don't appear to need a major overhaul, but they may need some wordsmithing. The goal is to make the by-laws more user-friendly. The Committee will continue their work. Commissioner Murphy brought up the nomination process for the CCAC Chair. Commissioner Barkley said it would be nice to know ahead of time if anyone was interested in being the CCAC Chair. The secretary advised that she keeps a binder of newsletters from the Downtown Idea Exchange. The Commissioners are welcome to borrow the binder at any time. Action Items (Follow-Up or Votes): Staff will begin printing the goals on the back of the monthly agendas. AGENDA ITEM #9: Adjournment Important Discussion and/or Comments: None Action Items (Follow-Up or Votes): The meeting adjourned at 9:03 p.m. Jerre Lewis, CCAC Secretary ATTEST: C air Alice Ellis Gaut CCAC Meeting Minutes for May 13,2009 Page 5 of 5 5/19/2009 G p 1 ' TGM 11 CITY OF f1AN5Pq[1ATNTN'ANI) IOWTN MANY;EMfT A ' D DOWNTOWN CODE AMENDMENTS Presented to the City Center _ Advisory Commission 13 May 2009 Project History ■ Tigard Downtown Improvement Plan called for revising code for Downtown ■ CCAC members expressed a desire for form-based code elements in the new code ■ Draft code developed by staff working with members of CCAC and Planning Commission ■ Open House in July 2008 ■ TGM Code Assistance started in December 2008 1 5/19/2009 ■ TGM Code Assistance ■ The City of Tigard was awarded a Code Assistance grant from the State of Oregon's Transportation and Growth Management (TGM) Program ■ The Smart Development Code Assistance project scope of work includes: Peer review of the City's draft code language Code illustrations Development examples u Assistance with outreach ❑ Completion by June 30, 2009 ' gam, ■ Smart Development Principles ■ The TGM Code Assistance program promotes Smart Development Principles that enable communities to meet transportation needs while retaining their livability and economic vitality Integrating land use and transportation planning Making efficient use of land and resources Designing human-scaled,walkable communities Assuring good connections between local destinations Promoting pedestrian,bicycle,and transit-oriented development ■ These principles are consistent with the City's desire to create a pedestrian-oriented urban village 2 5/19/2009 Overview of the Draft Code NEW MU-CBD Zoning + PLUS + NEW Development and Design Standards ■ Proposed MU-CBD One zone with one list of allowed uses f ' • 4 sub-areas with distinct development standards / ' MU-CBD • Includes 7 properties outside the URD. • Allows a wide range of commercial, civic, employment, mixed-use, multi-family and attached \. \ r' single family residences � Limits some auto-oriented Mixed U.. • Canhai Business uses Olstrict ,: -t Q ub.•a«».r Dena�-T i T 1 f planul�gUV,nn:p 3 5/19/2009 4 Sub-areas ` ' i ■ MU-CBD Zone is divided into four sub-areas: - Highway 99W and Hall �. Boulevard Main Street—Center Street .1 Scoffins Street—Commercial Streetl Fanno/Burnham Street ■ Development standards vary by sub-area ■ Each district has different setbacks ""'"U" Con"BUORW" and height limits. DWbW ■ Creates more consistent public F � realm"within each sub-area S.E_C"" 7 - ..�, _ ArKelo ■ Form-Based Codes ■ Design Standards utilize Form-Based Code (FBC) techniques ■ FBC techniques focus on form, not use ■ Design buildings, streets, open spaces in coordination ■ Uses illustrations to support regulation text Nlannii�q �ruup 4 5/19/2009 ■ New Design Standards ■ Site design: focus on location of parking, parking screening and building frontage ■ Connectivity: focus on street and alley spacing to promote walkable block sizes ■ Focus on building orientation, street-facing fagade—especially ground floor Commercial/Mixed Use Building Fagade Standards 0 FW ; I d O.e Ueea nurse mLco+se _. U•MwSeLK O WeretOriL arnee rvra«+ O roo' C.1 Integated Building Facade(Comme cialj Mued-Use Buildi V plannir �, 5 5/19/2009 ■ — i Residential Building Fagade Standards e NMS - - G gal L p x,en e<n�w�w,acw 0 tiM'wont wra, C2 Integrated Building Facade(Reslderiba]Only Buildino plannu' -job ■ Parking Location e i i r i � s i i Oaa•ABa,uese•a,•ad.a�s ®4taaw—pestanda,d v Mm.was d sat•eartade O Lw ftc7 nw rewtrea ala,g y,area wm-w,e •Mm 10-Ib h O see CUB MS ex sa .,S.a,d Wduapng rew�remn,b 8.2 Parking s pLuutia4S �nn'p 6 5/19/2009 Development Examples ■ Tested financial/design feasibility of mixed-use buildings on three actual sites ■ Demonstrated effect of parking requirements—"form follows parking" ■ Illustrated potential maximum development—"maximizing urban form" ■ Tested potential versus likely development 11 � Development Examples :�X 7 5/19/2009 ■ ■ Development Examples lil:li ■ Development Examples Fypral uppn lerel floor Alar. /7�����,��(�] pLnr,ir—gCJgr��uf� 8 5/19/2009 ■ Development Examples 104"t sel6ack 64"1 utfta. Downtown Design Review Procedures Track 1 — Type I administrative review for facade renovations, "minor modifications." 9 5/19/2009 ■ Downtown Design Review Procedures Track 2 — Type 11 administrative review using clear and objective standards and graphics. ❑New development. r Renovations: more than 10% addition and fagade changes that effect more than one design standard category. rlai,i,o" —gD�rL�p ■ Downtown Design Review Procedures Track 3 — Type I II discretionary review. ❑ "Safety valve" for well designed projects that can't meet standards ❑ Decision by design review body (TBD) ❑ Must meet Building and Site Design objectives plai„dng group 10 5/19/2009 ■ Issues to be resolved ■ Maximum Density has not been finalized. ODOT review has raised potential issues with the Transportation Planning Rule (TPR) 5080 units/acre ■ Private open space requirement: all units or 80% ■ Others? : ;.o ■ Next Steps ■ May - June : CCAC review ■ July: Open House ■ July - September: Planning Commission workshops and public hearings ■ September - November: City Council workshops and public hearings 11 Jerree Lewis om: Sean Farrelly jnt: Thursday, May 07, 2009 5:13 PM To: Ialexander.crag head@gmail.com'; 'aeg@csgpro.com'; 'sixgiraffes@verizon.net'; 'elisesarge2 @usa net'; 'kakutcher@gmail.com', 'Iinlipao@gmail.com'; 'whatthecowsays@comcast.net'; 'jpalouw@hotmail.com', 'ralph@oregonseaside.com'; 'murphy999@hotmail.com' Cc: Jerree Lewis Subject: CCAC packet Hello, This month's packet will include the draft of the downtown land use and design code. It's 41 pages long, so we're not expecting you to have completely digested it by next Wednesday. This Wednesday we'll have a presentation from the consultants who reviewed and revise the code. I was thinking that this CCAC meeting will talk about the "big picture" of the code and next month, we can get into the details(thus allowing Commissioners more time to review the draft). Thanks, Sean Scan l-arrclh Cite of"figard `(Illor Planner My), Range Plann1111� ' lgi ird.. ()R 9-223 6031 -18 2-120 1 _ City of Tigard Memorandum To: Alice Ellis Gaut, Chair of City Center Advisory Commission From: Sean Farrelly, Senior Planner V_ Re: Cover Memo for Agenda Item 4: Downtown Land Use Regulations and Design Standards Date: May 5, 2009 The purpose of the May 13, 2009 presentation on the Downtown Land Use Regulations and Design► Standards is an information session on the draft code and to initiate the discussion of the draft code (worked on by staff and a subcommittee of the CCAC and Planning Commission). The consultants who reviewed and refined the draft as part of a Transportation and Growth Management Code Assistance grant will give a presentation. The presentation will include their assessment of the code, an explanation of the overall approach of the code, and how the code's feasibility was tested. It is recognized that the attached Proposed Downtown Tigard Code Amendments is fairly lengthy to review in one week; however June's CCAC meeting can be reserved for an in-depth discussion of specifics in the code. The attached matrix summarizes the code by showing what the existing code allows and what the proposed code would allow. Please note the draft has a few housekeeping type of additions/revisions to be made and the commentary sections will be beefed up, as needed. Matrix Comparison of Existing Development Code with Proposed Code Existing Development Proposed Code Pages Code Non-conforming If discontinued, must be If discontinued,must be reestablished p. 17 uses reestablished within 6 months within 12 months. Maximum —CB—D-. 80 ft. commercial ,60 Ranges depending on sub-area p. 20 building height ft. residential • 45 ft. : Main St.,Adjacent to C-G: 45 ft. Fanno Creek Park • Elsewhere 75 ft-120 ft. Maximum 40 units per acre TBD. Proposed 80 units per acre, p.20 Density however ODOT has raised issues. Required 15`o-20"'0 • 20%- Fanno/Burnham p. 20 Minimum • 10% Elsewhere in the district Landscaping • Required landscaping can be on roof. Projections in the Not permitted Awnings, etc. up to 4 feet (10 feet p. 26 ROW minimum clearance Required private 48 sf per unit 32 sf per unit p.32 open space Required shared 200 sf per unit • 10%of site area. p•32 open space 300 sf per 3 BR units . Can be reduced by increased private open space and/or paying fee in lieu. Signs • Freestanding signs: Same CBD regulations,except: p. 38 maximum 70 sf.with • Freestanding signs : 70 sf absolute (increased setback up maximum to 90 sf.) • Wall/awning/projecting signs: 0 Wall signs: Max 15% Max 15 % of wall area (can't be of wall area (50% increased.) increase with review.) • Add blade signs regulations (one 4.5 so Required Required between • Within zone: Only required for p. 40 Landscaping commercial and residential parking lots. Buffer uses within the zone • Required if abutting residential zone Minimum Multi-family residential: Multi-family residential: p. 41 parking Studio: I space/ per dwelling l space per dwelling unit requirements unit l BR: 1.25/DU 2 BR: 1.5/DU Other development: 313R: 1.75/DU Other minimums the same as existing. Adjustments: Adjustments: 40% adjustment in minimum parking can 20% adjustment in minimum be applied for parking can be applied for ' City of Tigard Memorandum To: .dice Ellis Gaut, Chair City Center Advisory Commission From: Sean Farrelly, Senior Planner Re: Downtown Land Use Regulations and Design Standards Date: May S, 2009 One of the recommendations of the Tigard Downtown Improvement Plan was to revise and update the land use regulations for Downtown. Work started in earnest on the code writing project in September 2007. A design subcommittee made up of members of the Planning Commission and the City Center Advisory Commission (CCAC) worked with staff for about a year in developing a draft code. After substantial completion of the draft, an open house was held in July 2008. Approximately 30 property and business owners and other stakeholders attended and provided feedback. Code Assistance In order to have the draft reviewed by professional consultants in land use and to provide graphics to illustrate provisions of the code, staff applied for Transportation Growth Management Code Assistance grant from the state. Starting in December, 2008, a project team consisting of consultants in land use (Angelo Planning Group) and architecture (SERA Architects) evaluated the proposed code language and recommended changes to improve their clarity and better meet the intent of creating a pedestrian oriented urban village. The architecture consultants, which included Marcy McInelly, a leading expert in form-based codes (land use codes which emphasize the physical form of development), completed draft illustrations that will accompany the code. At the direction of staff, the consultants also did an innovative exercise which demonstrated how site plans at three sites would respond to the proposed development standards, height limits, setbacks, etc. This led to an understanding of the feasibility of development under the new code, and resulted in some revisions to the draft code language. Staff believes the code assistance review has resulted in a stronger code that is consistent with the values of the Tigard Downtown Improvement Plan and Comprehensive Plan; is relatively simple for applicants, staff, and the public to understand; will result in well designed buildings; and supports the land uses and residential densities necessary to spur economic development in the Downtown. Summary of New Downtown Land Use and Design Regulations The code amendments are intended to maximize flexibility in the location of land uses while requiring high design standards. Here is a summary of the draft code as it currently stands: Land Use: • All of the Downtown Urban Renewal District will be designated with the new zone Mixed Use- Central Business District (MU-CBD). The new zone will also extend outside the Urban Renewal District boundaries to include the Main Street Village Apartments site and the properties associated with the recently purchased "Fanno Creek House" on Hall Blvd. Like the existing CBD zone, a wide range of uses from retail, office, residential, and mixed use will be allowed. The proposed re-zone will also allow mixed use development previously not permitted in the properties zoned General Commercial (C-G) in the Hall and 99W area. Consistent with the current CBD zoning, new industrial uses and auto-oriented uses will not be permitted (those that exist at the time the code is adopted can continue, including those that were zoned C-G.) • The maximum density allowed in the MU-CSD has not been finalized. Early feedback from the Oregon Department of Transportation indicated that to raise it to 80 units per acre (from the 40 units per acre currently permitted in the current CBD zoning) would require the City to perform comprehensive traffic impact studies to address the Transportation Planning Rule. This point will be evaluated. Potential alternatives include a smaller increase in density (to 50 units per acre), raising the maximum density in selected areas, and/or revisiting density question when the future of high capacity transit in the Highway 99W Corridor is determined. • The MU-CBD zone is further divided into four "sub-areas." While the range of allowed uses are mainly uniform throughout the district, development standards such as building height and setbacks are defined by the sub-areas. Organizing the regulations like this will help create a more consistent public realm within the sub- areas. For example, the properties on Main Street are restricted to three floors and can have zero setbacks, while properties at the Hall and 99W intersection will have a height limit of 8 stories and front setbacks of 15 feet. Non-conforming Uses and Development • The non-confornzing use provisions are extremely generous, calling out that all existing development may continue (and, if destroyed, be re-established within one year). If a renovation is planned for an existing building, only the renovated portion must meet the new design requirements. Design Standards • Requirements for commercial/mixed use developments and residential only standards differ in level of detail, mostly due to the requirements for storefront features for commercial and mixed use buildings. • Private open space: The amount of private open space for multi-family development, including as part of a mixed use development, will be reduced from what is currently required by the Site Development Review chapter of the Development Code from 48 sf to 32 sf. One point still to be evaluated is whether to require all multi-family units to have private open space, or some reduced number, such as 80%, due to the challenges of providing this space with higher density development. • Shared open space: The amount of required shared open space for multi-family development, including as part of a mixed use development will be reduced from what is currently required by the Site Development Review chapter of the Development Code, from 200-300 sf. per unit to 10% of the site. This would allow a more urban form of development in the Downtown. A fee in lieu of process would be offered as an option for the provision of shared open space. • Discretionary design standards will provide a "safety valve" for well-designed projects that can't meet the clear and objective standards. A review body will have to be established, either a new body made up of design professionals, or a subcommittee of the Planning Commission. • Projects in the Urban Renewal District would not undergo Site Development Review, but would be reviewed under this chapter and other applicable chapters (street standards, etc.). Purkin�: • Minimum parking standards will be eliminated for development on Main Street and reduced to one space per unit for multi-family residential. A 40% adjustment in the minimum required parking can be applied for if certain conditions can be met. Further reductions in minimum parking may be made after monitoring parking in the district. Schedule for Adoption The City Center Advisory Commission will review the draft code over their next two meetings after which the Commission will be requested to endorse the draft. An Open House will follow at the end of J my.. Planning Commission received an update on the project on May 4, 2009, with the understanding that the CCAC may recommend changes. Planning Commission workshops and public hearings will be scheduled starting in August, followed by Council hearings and workshops. y,O Proposed Downtown Tigard TIGARD Code Amendments w A 70 F d rill_. r I f- \ '11111 �\�.,l�II�IIIU�L-- �\\���►/� �Ir L, n 11 1111 —__ ____ _ _';!`► :,, �� 1/ M/11111/1 � •�••�; I c l lllllu i_ �1f f1 Jim .� 1 \Will n �"���"'l t tip 11 / ► Introduction The proposed Code Amendments are intended to implement the Tigard Downtown Improvement Plan. The Downtown Chapter of the Comprehensive Plan establishes the policy framework for necessary code amendments. Plan policies and concepts will primarily be implemented by amendments to the Community Development Code. Development code amendments fall into two basic categories: 1. Amendments to the existing code section: Decision-Making Procedures(18.390) Commercial Zoning Districts(18.520) *Additional chapters that n,ap need updating to rtflect nen,code language include: 18.120 Definitions 18.130 Use Classifications 18.310 Summary of Land Use Permits 18.745 Landscaping&Screening 18.765 Off-Street parking and loading requirements 18.780 Signs 18.795 Visual Clearance Areas 18.810 Street and Utility Improvement Standards 2. New code section:Tigard Downtown District Site and Building Design Standards and Objectives(18.610) The Tigard Downtown District Site and Building Design Standards Chapter is comprised of amendments that create a new section in the development code. The chapter provides new development standards to address dimensional requirements (such as structure height and setbacks),building design,site planning,requirements for special areas and sites,and provisions for adjustments for specific conditions.The site and design standards are triggered when application for new development is made. The proposed amendments modify Commercial Zoning Districts (Chapter 18.520). These changes establish a Mixed Use-Central Business District(MU-CBD.)It would replace the Central Business District(CBD) zone and expand the zone boundaries to include all properties in the Urban Renewal District—which are currently zoned Central Business District(CBD),General Commercial(C-G),Commercial and Professional Commercial(C-P),and five properties zoned R-4.5. Deleted section indicated by cross-outs. Sections added to existing chapters indicated by underlined and bold. Wcommentary appears in shaded box on right side. DRAFT#3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments I 1 / Part 1: Amendments to the Existing Code Sections Chapter 18.390 DECISION-MAKING PROCEDURES SECTIONS: 18.390.010 Purpose 18.390.020 Description of Decision-Making Procedures 18.390.030 Type I Procedure 18.390.040 Type II Procedure 18.390.050 Type III Procedure 18.390.060 Type IV Procedure 18.390.070 Special Procedures 18.390.080 General Provisions 18.390.010 Purpose A.Purpose. The purpose of this chapter is to establish a series of standard decision-making procedures that will enable the City,the applicant, and all interested parties to reasonably review applications and participate in the local decision-making process in a timely and effective way. Each permit or action set forth in Chapters 18.320—18.385 has been assigned a specific procedure type. 18.390.020 Description of Decision-Making Procedures A. General. All development permit applications shall be decided by using one of the following procedure types.The procedure type assigned to each action governs the decision-making process for that permit, except to the extent otherwise required by applicable state or federal law.The Director shall be responsible for assigning specific procedure types to individual permit or action requests,as requested.Special alternative decision-making procedures have been developed by the City in accordance with existing state law,and are codified in Section 18.390.070. B. Types defined. There are four types of decision-making procedures,as follows: 1.Type I Procedure. Type I procedures apply to ministerial permits and actions containing clear and objective approval criteria. Type I actions are decided by the Director without public notice and without a public hearing; 2.Type II Procedure.Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria.Type II actions are decided by the Director with public notice and an opportunity for a hearing.If any party with standing appeals a Director's Type B decision,the appeal of such decision will be heard by the Hearings Officer; 3.Type III Procedure. Type III procedures apply to quasi-judicial permits and actions that predominantly contain discretionary approval criteria.Type III actions are decided by either the Hearings Office (Type 111-110)-,-or the Planning Commission (Type III-PC),or Design Review Board(ftc III-DM with appeals to or review by the City Council; 4.Type IV Procedure. Type IV procedures apply to legislative matters. Legislative matters involve the creation, revision, or large-scale implementation of public policy.Type IV matters are considered initially by the Planning Commission with final decisions made by the City Council. C. Summary of permits by decision-making procedure type. Table 18.390.1 summarizes the various land use permits by the qpe of decision-making procedure. 2 1 Proposed Downtown Tigard Code Amendments DRAFT#3 REVISED 5/1/09 Table 18.390.1 SUMMARY OF PERMITS BY TYPE OF STAFF COMMENTARY DECISION-MAKING PROCEDURE TYPE PERMIT/LAND CROSS-REFERENCE(S) I(18.390.030) Accessory Residential Units 18.710 Development Adjustments 18.370.020 B2 Design Review Compliance Letter(Track 11 18.610 Home Occupadon/lype 1 18.742 Landscaping Adjustments •Existing Street Trees 18.370.020 C4a;18.745 •New Street Trees 18.370.020 C4b; 18.745 Lot Line Adjustment 18.410.040 Minimum Residential Density Adjustment 18.370.020 C2; 18.430; 18.715 Nonconforming Use Confirmation 18.385.03OA;18.760 Parking Adjustments •Reduction of Minimum Parking Ratios 18.370.020 C5c; 18.765 in Existing DevelopmenL%gransit Imp. •Reduction in Stacking Lane Length 18.370.020 C5g; 18.765 Signs •New 18.780 •Existing 18.780 Site Development/Minor Modification 18.360.090 Temporary Uses •Emergency Uses 18.785 •Seasonal/Special Uses 18.785 •Temporary Building 18.785 •Temporary Sales Office/Home 18.765 Tree Removal • Removal Adjustment 18.370.020 C7; 18.790 •Removal Permit 18.790 Wireless Communications Facilities—Setback 18.370.040 C8b;18798 from Other Towers Ii (18.390.040) Access/Egress Adjustment 18.370.020 Cab Conditional Use/Minor Modification 18.330.030 Downtown Design Administrative Review 18.610 (Trak 2) Historic Overlay •Exterior Alternation 18.740 •New Construction 18.740 •Demolition 18.740 Home OccupationAWe 11 18.742 DRAFT a3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 1 3 TYPE PERMIT/LAND CROSS-REFERENCE(S) Land Partitions' 18.,120.050 STAFF COMMENTARY Parking Adjustments • Reduction in Minimum Parking Ratios 18.370.020 C5a; 18.765 • Reduction of Minimum Parking Ratios 18.370.020 C5b; 18.765 in New Developments/Transit Imp • Increase In Maximum Parking Ratios 18.370.020 Cyd; 18.765 • Reduction in Bicycle Parking 18.370.020 C5e; 18.765 •Alternate Parking Garage Layout 18.370.020 C5f; 18.765 Sensitive Lands Permits • In 25%+Slope 18.775 •Within Drainageways 18.775 •Within Wetlands' 18.775 Sign Code Adjustment 18.370.020 C6; 18.780 Site Development Review •New Construction 18.360.090 • Major Modification 18.360.090 Subdivision Without Planned Development' 18.430.070 Variances 18.370.010C Wireless Communication Facilities— 18.370.020 CBa; 18.798 Adjustment to Setback from Residences Appeals to Hearings Officer 18.390.040E IIIA Conditional Use (18.390.050) • Initial 18.330.030 Ikarings Officer • Major Modification 18,330-030 Sensitive Lands—Within 100-Year Floodplain 18.775 • In 25%+Slope' 18.775 •Within Drainageways' 18.775 •Within Wetlands' 18.775 IIIB Historic Overlay—District Overlay— 18.385.010A; 18.740 (18.390.050) Removal of District Overlay 18.385.01011; 18.740 (Planning Planned Development—With Subdivision— 18.350.100; 18.430 Commission) Without Subdivision 18.350.100 Zone Map/Text Change/Quasi-Judicial 18.380.030B III C (Design Downtown Design Review(Track 3) 18.610 Review Board) (18.390.050) IV Annexation 18.320 (18.390.060) Zone Map/Text Change/Legislative 18.380.020 'These may he processed as either Type 11 or III procedures, pursuant to Section 18.775.020 D and E. ]The rest of Chapter 18.390 is unchanged] 4 1 Proposed Downtown Tigard Code Amendments DRAFT 03 REVISED 5/1/09 Chapter 18.520 COMMERCIAL ZONING DISTRICTS STAFF COMMENTARY SECTIONS: 18.520.010 Purpose 18.520.020 List of Zoning Districts 18.520.030 Uses 18.520.040 Development Standards 18.520.050 Special Limitations on Uses 18.520.060 Additional Development and Design Guidelines 18.520.020 List of Zoning Districts A. C-N: Neighborhood Commercial District, The C-N zoning district is designed to provide convenience goods and services within a small cluster of stores adjacent to residential neighborhoods.Convenience goods and services are those which are purchased frequently, i.e., at least weekly; for which comparison buying is not required; and which can he sustained in a limited trade area.Such uses include convenience markets,personal services and repair shops. A limited number of other uses, including but not limited to restaurants,gas stations, medical centers, religious institutions,transit-related park-and- ride lots and facilities with drive-up windows,are permitted conditionally. B. C-C: Community Commercial District. The C-C zoning district is designed to provide convenience shopping facilities which meet the regular needs of nearby residential neighborhoods.With a service area of about 1.5 riles,such commercial centers typically range in size from 30,000- 100,000 gross square feet on sites ranging from 2-8 acres. Separated from other commercially-zoned areas by at least one-half mile, community commercial centers are intended to serve several residential neighborhoods,ideally at the intersection of two or more collector streets or at the intersection of an arterial and collector street. Housing is permitted on or above the second floor of commercial structures at a density not to exceed 12 units/net acre, e.g.,the maximum density permitted in the R-12 zone.A limited number of other uses,including but not limited to car washes,gas stations, religious institutions,and transit-related park-and-ride lots,are permitted conditionally.In addition to mandatory site development review,design and development standards in the C-C zone have been adopted to insure that developments will be well-integrated,attractively landscaped,and pedestrian-friendly. C. C-G:General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and chic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use.A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini- warehouses,utilities,heliports, medical centers,major event entertainment, and gasoline stations,are permitted conditionally. D. C-P: Professional Administrative Commercial District. The C-P zoning district Is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services,restaurants,in close proximity to residential areas and major transportation facilities.Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. E. COD: 6entral Business District. The 6B0 zoning distriet is designed to provide DRAFT#3 1 REVISED 511/09 Proposed Downtown Tigard Code Amendments 1 5 .., -f 2 zoniftg distriet, STAFF COMMENTARY minimum density of 32 tinitVacte, equiMent to the R 40 zoning Ii ' i I, i"d, facififies with drive-up windows,medieal centers, majoi event enterWriment and gasofine stations,are peinfted eondiflormlir. E. Mixed Use-Central Business District MU-CBD. The MU-CBD zoning district is Section E. designed to provide a pedestrian friendly urban village in Downtown Tigard. Thea tmtmencid zoning1NsMct A wide variety of commercial, civic, emkloyment, mixed-use, multi-family known as the t eenhW Bruinetss and attached single family residences are permitted. New development and District(CBD)will be cbanged to redevelopment is required to conform to the standards of Chaoter 18.610. theMixed Use Centmlllusiness E MUE: Mixed-Use Employment. The MUE zoning district Is designed to apply to a District(MU-CBD).The new land majority of the land within the Tigard Triangle, a regional mixed-use employment district use categories for theM-COD will bounded by Pacific Highway(Hwy.99),Highway 217 and 1-5.This zoning district permits a be inserted into lkble 185201, wide range of uses including major retail goods and services,business/professional offices, the"Use Table,"and will nokce civic uses and housing;the latter includes multi-family housing at a maximum density of 25 the CBD zone.For Table 18.5202 units/acre,equivalent to the R-25 zoning district. A wide range of uses,including but not commerchdVeivlopmentStandards, limited to community recreation facilities,religious institutions,medical centers,schools, the CBD column wig be replaced by utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is a column forMU-00 ?'bare will recognized that the automobile will accommodate the vast majority of trips to and within the be an asterisk directing the user to Triangle,it is still important to 1)support alternative modes of transportation to the greatest the Downtown Design Standards extent possible; and 2) encourage a mix of uses to facilitate intra-district pedestrian and chapter,for specific deaelopment transit trips even for those who drive.The zone may be applied elsewhere in the City through standards for the building form. the legislative process. G. MUE-1 and MUE-2: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated.Commercial and retail support uses are allowed but are limited,and residential uses are permitted which are compatible with employment character of the area.Lincoln Center is an example of an area designated MUE- 1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. H. MUC:Mixed Use Commercial District. The MUC zoning district includes land around the Washington Square Mall and land immediately west of Highway 217. Primary uses permitted include office buildings, retail, and service uses. Also permitted are mixed-use developments and housing at densities of 50 units per acre.Larger buildings are encouraged in this area with parking under,behind or to the sides of buildings. I. MUC-1:Mixed Use Commercial—1. The MUC-I zoning district,which is designed to apply to that portion of the Durham Quarry site within the City of Tigard, is a mixed-use commercial district bounded by 72nd Avenue,Findlay Street and the Tigard,Tualatin and Durham city limits.This site is the subject of an intergovernmental agreement between the cities of Tigard and Tualatin.Pursuant to that agreement the City of 9balatin shall furnish all planning,building and associated development review/permit services for the property.This zoning district is intended to mirror the City of Tualatin's Mixed Use Commercial Overlay District(TDC,Chapter 57).It permits a wide range of uses including commercial lodging, general retail, offices and housing; the latter includes multi-family housing at a minimum density of 25 units/acre and a maximum of 50 units/acre. Additional uses,including but not limited to major event entertainment and motor vehicle retail fuel sales,are permitted conditionally. In addition to the standards of this chapter, development within this zone is subject to the standards of Chapter 18.640. J. MUR: Mixed Use Residential Districts. The MUR zoning district is designed to apply to predominantly residential areas where mixed-uses are permitted when compatible with the residential use.A high density (MUR-1) and moderate density(MUR-2) designation is available within the MUR zoning district. (02-33) 6 1 Proposed Downtown Tigard Code Amendments DRAFT#3 REVISED 5/1/09 18.520.060 Additional Development and Design Guidelines A. Development/design guidelines in the C-C zone. STAFF COMMENTARY 1.The following design guidelines are strongly encouraged for developments within the C-C district.Conditions of approval of the development plan may include,but are not limited to,any of the site and building design guidelines deemed appropriate to be mandatory. heisting Code. a. Building design guidelines: (1) The design of buildings within a community commercial development should incorporate elements such as special architectural details, distinctive color schemes, special art and other features, which are sensitive to and enhance the surrounding area and serve to distinguish the complex from other retail complexes in the city; (2) All buildings within a multi-building complex should achieve a unity of design through the use of similar architectural elements,such as roof form,exterior building materials,colors and window pattern; (3) Individual buildings should incorporate similar design elements, such as surface materials,color,roof treatment,windows and doors,on all sides of the building to achieve a unity of design.The sides of a building which face toward a public street should include public entrances to the building and windows to provide visual access to the activity within the building.The sides of a building which face toward an adjoining property,but not toward a public street,should include elements such as windows,doors,color,texture,landscaping or wall treatment to provide visual interest and prevent the development of a long continuous blank wall. b. General site design guidelines: Loading areas should not be located on the side of a building which faces toward a residential use. Loading areas, if located between the building and the street,should be oriented away from the street and should be screened to minimize views of the loading area from the street and sidewalk. 2.Design standards:The following mandatory design standards apply within the community commercial district: a. Internal Walkways. (1) Walkways,eight feet minimum width,shall be provided from the public sidewalk or right-of-way to the building(s). At a minimum,walkways shall be located to connect focus points of pedestrian activity such as transit stops and street crossings to the major building entry points; (2) Walkways,five feet minimum width,shall be provided to connect with walkways or potential walkway locations on adjoining properties to create an integrated internal walkway system along the desired lines of pedestrian travel.The width of the walkway should be commensurate with the anticipated level of pedestrian activity along the connecting walkway. (a) Walkways shall be provided along the full length of the building on any side which provides building access to the public or where public parking is available,to provide safe and comfortable pedestrian access to the building; (b) On the sides of the building which provide public access into the building, the walkway should be wide enough to allow for sidewalk seating areas as well as pedestrian travel.Weather protection of the walkway should be provided at a minimum at the entrance area and,If appropriate,along the entire walkway. (3) Walkway surfaces for walkways crossing parking areas shall be designed to be visually distinguishable from driving surfaces through the use of durable,low- maintenance surface materials such as pavers, bricks or scored concrete to enhance pedestrian safety and comfort. b. Other site development standards: (1) All lighting fixtures shall incorporate cut-off shields to prevent the spillover of light to adjoining properties; DRAFT#3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 1 7 (2) Mechanical equipment, if located on the building, shall be located within the roof form of the building or enclosed within a screening structure,the design STAFF COMMENTARY of which is consistent with the design of the building; (3) Mechanical equipment, not located on the building,shall be screened from views from the public street, sidewalk and properties outside the district with a durable,solid wall or fence, or an evergreen hedge or a combination of the above; (4) All refuse and recycling containers within the district shall be contained within structures enclosed on all four sides and which are at least as high as the tallest container within the structure; (5) Bicycle racks shall be provided on site.Facilities for a minimum of ten bicycles shall be provided for developments having 100 or fewer parking stalls, notwithstanding Section 18.765.050. For each 100 additional stalls, facilities for five additional bicycles shall be provided.Bicycle parking areas shall not be located within parking aisles,landscape areas or pedestrian ways.It is strongly encouraged that bicycle parking areas be covered; (6) The site development plan shall incorporate a special feature at the corner of the site. A special corner feature can be a landscape feature, seasonal color planting area, sculpture or water feature. The feature shall provide a visual landmark and some amount of seating area; (7) Parking areas shall be designed to minimize conflicts between pedestrian and vehicular movements. Parking area landscaping shall be used to define and separate parking,access and pedestrian areas within parking lots; (8) The landscape design for the site shall include plantings which emphasize the major points of pedestrian and vehicular access to and within the site; (9) Site features such as fences,walls,refuse and recycling facility enclosures,and light fixtures shall be designed to be consistent with the scale and architectural design of the primary structure(s). Such site features shall be designed and located to contribute to the pedestrian environment of the site development; (10) In multiple building complexes, buildings shall be located to facilitate safe and comfortable pedestrian movement between buildings. On sites which are adjacent to other properties within the community commercial district,building location shall be chosen to facilitate pedestrian and vehicular connections to buildings on those adjacent properties. Consideration should be given to locating buildings closer to the public street with entrances to the buildings from the public sidewalk,with no intervening parking or driving area.Corner locations are particularly appropriate for this treatment; (11) Opportunities shall be found for safe, convenient, and pleasant pedestrian connections to existing or proposed transit facilities.Where needed,shelters and layover areas for transit vehicles shall be incorporated into the site development. c. Sign design standards: All signage shall be an integral part of the architectural design. H. interim requirementg in the CHO zone. i.hi the absence of in adopted design p1mi,die Mowing issues,under Subsection B. . inust be addressed for new d"elopments as necessary to serve the use md provide fo dte-Direetar.- adoption of the design pian to achime the following objectives. eustotners if the site is within tA nifle of a public transit fixte or t,afflit stop. Specifie items to he addressed are as foilowsw (a) 0,ientation of buflding8 and facifities toward transit service"e provide for 8 1 Proposed Downtown Tigard Code Amendments DRAFT 43 REVISED 5/7/09 stops,direct pedestrian access into the building(s)hain transit bites or STAFF COMMENTARY areas, paths shall be inarked for pedest, , Section B.1: The language of Section B.1 will be deleted as the new Chapter 18.610 (d) Avoiding the creation of small ieaftered pa.Iting areatt by allowing aftteent replaces it. Straftre puldfir, Section B.2: (2) The development shall fneilitate pedestrimiNeyele eiretilation 4F the site In the current Development Code, located on a street with designmed bilte paths or adjaeem to a designated g,cen six properties are specified to be al- lowed to continue to be utilized for (a) Provision of efficierti, convenient and confintious pedestrimi mid !-P Industrial uses after the noncon- forming use limit of six months:this dedication mid constitietiort of pedesirian and hike paths idenflfied in!he will continue,witb the exception comprehensive plan. if direct connections eminot he rnade, le4tdLe that of2S 12M tax lot 4700,wbicb has funds ft,the muctint of the eonstruction cost be deposited imn an account changed uses from I Industrial to paths,for the purpose of constrtiefing commercial(currently a ballroom dance ball) Theseproperties wul (c) Encautaging pe&4!riart-oriented design by requiring pedesttimi walkways retain their status and this section and shwt level windom along all sides with pubbe aceess inflo !he will be moved to Chapter 18.610. (d) PraOsian of bieyde parlftg as required under Subsection , (e) Ensure adequate outdooi fighfing by fighting pedestrian walk-war. mid auto eirculation areas—. (3) Coordistation of development within the artion area. !;reeifie Hems to bt addressed fire as followso be grouped together Regniste shirred arresn where appropriate, Prohibit (b) Siting mtd orienmion of land um which eonsiders surrounding Wid me, or an adopted plan.Sereen loading aren and refuse dumpsiem from view. Screen eommereial mid industiial use from single fitmily and resideritial (e) Provision offriintMroads or shared access where feasibie. B. MU-CBD (Downtown) See Chapter 18.610 for additional development and design objectives. 2.Eitisfing nonconfornting industrial struettires at the following locations may couffixtie to 1 2AA tot lot 4700,Map 2S 1 2AC tn lot WO and 202,Map 2S 1 2*B tax lot H03,Map C. Washington Square Regional Center. See Chapter 18.630 for additional development and design guidelines. DRAFT r3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 1 9 STAFF COMMENTARY a ..� The zone encompasses all of the ,-y� Urban Renewal District,plus those (} other properties that are currently i G6� zoned CBD-PD and the two ;�• , y" properties of the City owned house ! f �,� `• ���_ along Fanno Creek. s— The zone change will require the adoption of a new map with new Comprehensive Plan designations. r• / �//!A\COD 3 art F Mined Use Central BtN*wu District ipfCOD r tAHn Rsu�t OYIC Proposed Land Use Table — MU-CBD ZONE 10 1 Proposal Downtown Tigard Code Amendments DRAFT N3 REVISED 5/1/09 (to be integrated with Table 18.520.1) Use Category Present Present Present New MU-CBD STAFF COMMENTARY Zoning CBD Zoning C-G Zoning C-P Zone* The table displays the three existing Residential commercial zones within the Urban Renewal District and compares their Household Living R(17) R(11) R(13) P permitted uses with the new MU-CBD Group Living P C N P zone. Transitional Housing C C N Home Occupation R R R $ Housing Types Single Units Attached P N/A N/A P Multi-family Units P N/A N/A P Manufactured Units P N/A N/A P Mobile Home Parks,Subdivisions P N/A N/A R X Civic(Institutional) Basic UtWties C N C Colleges N N N P Community Recreation P N N P Culturallnstitutions P P P P Day Care P P P P Emergency Services P P P P Medical Centers C C C C Postal Service P P P P Public Support Facilities P P P P Religious Institutions P P C P Schools N N N P Social/Fraternal Clubs/Lodges P P P P Commercial Commercial Lodging P P R(14) P Eating/Drinking Establishments P P R(15) P Entertainment Oriented Major Event Entertainment C C N C Outdoor entertainment P P R(15) Indoor Entertainment P P P P Adult Entertainment C C N hl General Retail Sales Oriented P P R(16) P Personal Services P P P P Repair Oriented P P N P Bulk Sales N P N R X Outdoor Sales N P N �[ Animal-related N N N N Motor Vehicle Related Motor Vehicle Sales/Rental C PIC [12] N R UX Motor Vehicle Servicing/Repair R [18] P/C [12] N R X Vehicle Fuel Sales C C N R UX Office P P P P Self-service Storage N C N R X Non-Accessory Parking P P P P DRAFT a3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 111 Use Category Present Present Present New MU-CBD Zoning CBD Zoning C-G Zoning C-P Zone* STAFF COMMENTARY Industrial Industrial Services N N N N M_anufacturing and Production Light Industrial N N N N General Industrial N N N N Heavy Industrial N N N N Railroad Yards N N N N Research and Development N N N C Warehouse/Freight Movement N N N N Waste-Related N N N N Wholesale Sales C N N N Other Agriculture/Horticulture N N N N Cemeteries N N N N Detention Facilities C C N C Heliports C C C N Mining N N N N Wireless Com.Facilities P/R [31 P/R [31 P/R [31 EM Rail Lines/Utility Corridors P P P P Other C 1191 C NA R 1 Footnotes: *All development subject to Chapter 18.610 Downtown Urban Renewal Standards and Map 18.610X 131 See Chapter 18.798 Wireless Communication facilities [111 A single-family unit providing that it is located on the same site with a permitted or conditional use in and is occupied exclusively by a caretaker or superintendent of the permitted or conditional use. Multi-family housing is permitted as part of a PD 1121 Cleaning,sales and repair of motor vehicles and light equipment is permitted outright;sales and rental of heavy vehicles and farm equipment and/or storage of recreational vehicles and boats permitted conditionally. [131 Multi-family residential units,developed at R-40 standards,only in the C-P District within the Tigard Triangle and Bull Mountain Road [141 Restaurant permitted with restriction in size in conjunction with and on the same parcel as a commercial lodging use. 1151 As accessory to offices or other permitted uses,the total space devoted to a combination of retail sales and eating(drinking establishments may not exceed more than 20%of the entire square footage within the devel- opment complex. 1161 May not exceed 10%of the total square footage within an office complex. [171 Single-family attached and multi-family residential units,developed at R-40 standards,except(R-12 PD) 1181 Motor vehicle cleaning only [191 Drive-up windows are permitted to continue if the property had one lawfully in existence prior to the adoption of the MU-CBD designation.Otherwise,not permitted. IX] Only for properties that were lawfully in existence(as permitted,conditional.or Planned Development)prior to the adoption of the MU-CBD designation. Table 18.520.2 COMMERCIAL DEVELOPMENT STANDARDS MU-CBD zone will have footnote "see Table 18.610.1 and Map 18.610.A for development standards" 12 1 Proposed Downtown Tigard Code Amendments DRAFT#3 REVISED 5/1/09 / Part 2: New Chapter p - - - STAFF COMMENTARY This is a nem section.For readability,text is not underlined. Chapter 18.610 TIGARD DOWNTOWN DISTRICT DEVELOPMENT AND DESIGN Development and Design standar& STANDARDS are intended to provide greater flexibility in the types of uses that 18.610. 010 Purpose and Procedures may be allowed through the tradi- A. Purpose. The objectives of the Tigard Downtown Development and Design Standards are tion!zoning code. The reasons are to implement the Comprehensive Plan,Tigard Downtown Improvement Plan, and Urban to: Renewal Plan and ensure the quality,attractiveness,and special character of the Downtown. • Provide a greater range of land The regulations are intended to: use opportunities anywhere in 1.Facilitate the development of an urban village by promoting the development of a higher the downtown. Tigard's objec- density, economically viable, and aesthetically pleasing pedestrian oriented downtown tiveistopromoteredevelopment where people can live,work,play and shop for their daily needs without relying on the of the downtown and wishes automobile.The quality and scale of the downtown urban environment shall foster social to ensure that a wide range interaction and community celebration. of compatible uses can locate 2.Encourage the integration of natural features and the open space system into Downtown anywhere within the MU-CBD by promoting development sensitive to natural resource protection and enhancement; district addressing the relationship to Fanno Creek Park; and promoting opportunities for the Be more responsive to the real creation of public art and use of sustainable design. estate market. 3.Enhance the street level as an inviting place for pedestrians by guiding the design of the • Create a functiona4 well- building"walls"that frame the right-of-way(the"public realm")to contribute to a safe, designed, and economically high quality pedestrian-oriented streetscape.Building features will be visually interesting viable Downtown district. and human scaled, such as storefront windows, detailed fagades,art and landscaping. • Establish a unifiedandcobesive The impact of parking on the pedestrian system will also be limited. The downtown design cbaracter streetscape shall be developed at a human scale and closely connected to the natural • Provide options to develop environment through linkages to Fanno Creek open space and design attention to trees a wide range of business and landscapes. enterprises and bousing 4.Promote Tigard's Downtown as a desirable place to live and do business. Promote opportunities. development of high-quality high density housing and employment opportunities in the Downtown. 5.Provide a clear and concise guide for developers and builders by employing greater use of graphics to explain community goals and desired urban form to applicants,residents and administrators. B. Conflicting Standards. The following standards and land use regulations apply to all development within the Downtown Mixed Use Central Business District.With the exception of public facility and street requirements,if a standard found in this section conflicts with another standard in the Development Code,the standards in this section shall govern,even if less restrictive than other areas of the code. C. Applicability. 1.New Buildings and Redevelopment: Ail applicable Design Standards apply to new buildings and related site improvements. 2.Expansion,modification and site improvements to existing development: An addition,expansion,enlargement,modification,and/or site improvements associated with such lawfully preexisting uses and structures shall be allowed provided the applicant for such proposed project demonstrates compliance with the applicable development code standards.Only those Downtown Building and Site Design Standards applicable to the proposed expansion,modification or site improvements to the existing development shall be applicable. DRAFT a3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 113 3.Design standards do not apply to the following projects: • Maintenance and repair of a building,structure,or site in a manner that is consistent STAFF COMMENTARY with previous approvals and/or necessary for safety, • Projects undertaken to bring an existing development into compliance with the Americans with Disabilities Act; Section D: • Exterior painting; There are tbree potential approval • Any exterior project that doesn't require a building permit; processes or"tracks"for an applica- • Interior remodeling; tion to get reviewed. Track 1 and 2 • Temporary structures/uses(as defined in Chapter 18.785); use the clear and objective Design • Any project involving a pre-existing single family residential building or duplex (that Standards as the approval crite- is not being or already been converted to a non-residential use). ria. Track 3 uses the discretionary D. Downtown Design Review Approval Process Design Objectives as the approval 1.To achieve the purpose of the Downtown Site and Building Design Standards,there are criteria. three methods or"tracks"to apply for approval: a. Track 1.Design Compliance Letter provides for a Type I review process,using the clear Specified renovation projects may and objective Design Standards.It is intended for smaller building and site renovation use Track 1,an Administrative projects,which meet the threshold of 18.610.010.E.1. review. b. Track 2.The Administrative Review track provides for a more complex process(Type II) that requires staff review utilizing clear/quantifiable standards.It applies to new Larger renovation projects and new development and renovation/remodeling projects listed in 18.610.m.E.2. building construction may use Track c. Track 3. The Design Review Board Track provides for a Type III review process 2,an Administrative review. through which a Design Review Board determines compliance with the Design Objectives. After or concurrently with receiving design approval, a project will be The Track 3 process provides the op- administratively reviewed as a Type II decision for all other applicable standards(Type portunity for well-designed projects, III if a Conditional Use) wbicb cannot meet the clear and 2.Designing a project to the Design and Development Standards would result in an objective standards for building and administrative review process. However, the applicant, at their option, may choose to site design. use Track 3 with the Design Review Board. An applicant can address design review requirements through a combination of satisfying certain Design Standards, and in The discretionary design objectives instances where they elect not to utilize Design Standards, satisfy applicable Design are written as qualitative state- Objectives.In such a case,the public hearing and decision will focus on whether or not ments. Unlike the clear and objective the project satisfies the requirements of the applicable Design Objectives only. design standards,there are typically E. Procedures many acceptable ways to meet each 1.Track 1:Design Review Compliance Letter using Design Standards design objective.Projects would need a. Applicability: to meet the Development Standards. (1) Addition,elimination,or change in location of windows that does not decrease The decision making autbority is the the minimum required window coverage. Design Review Board.After Design (2) Addition,elimination,or change in location of entry doors and loading doors. Review Board approval or with a (3) Addition of new and change to existing awnings,canopies,and other mounted concurrent application,a type 11 structures to an existing facade review is necessaryfor compliance (4) For commercial and mixed use developments,modification of up to 15 percent witb additional chapters listed in on-site landscaping with no reduction in required landscaping. Modification 18.610.025. refers to changing the hardscape elements and the location of required landscape areas and or trees. An applicant can address design (5) Modification of off-street parking with no reduction in required parking spaces review requirements tbrougb a or increase in paved area. combination of satisfying certain (6) Addition of new fences,retaining walls,or both. Design Standards,and in instances (7) Changing of existing grade. wbere it elects not to utilize Design (8) Any other project that is not listed under Track 2 Applicability Standards,satisfy applicable Design b. Process and Procedure Type: Objectives.In sucb a case,the public The Type I procedure, as described in Section 18.390.030 of this Code, shall apply bearing and decision willfocus on to an application for Design Compliance Letter. The decision making authority is whether or not the project satisfies the Director.The applicant must show compliance to the Design Standards prior to the requirements of the applicable issuance of the Design Review Compliance Letter. Design Objectives only. 4 1 Proposed Downtown Tigard Code Amendments DRAFT 93 1 REVISED 5/1/09 c. Process and Approval Criteria: M The Director shall approve,approve with conditions,or deny an application based on STAFF COMMENTARY finding that the following criteria are satisfied:the applicable Building and Site Design Standard(s) for the project (Section 18.610.30 and/or the applicable Additional Section B.2 Standards (Section 18.610.035.) AdoptedfromSite Development 2.Track 2:Administrative Review with Design Standards Review Chapter 18.360 major a. Applicability:A Track 2 review will be required for one of more of the following: modification evaluation criteria. (1) New Development and Redevelopment Removed the following types of (2) Renovation project affecting multiple Building and Site Design Standards (3) A change that requires additional on-site parking in accordance with Chapter p�sojects 1. An incase in dwelling unit 18.765; dens{ or lot c e or (4) A change in the type of commercial or industrial structures as defined by the ' f State Building Code; residential development; (5) An increase in the height of the building(s) by more than 20%; 2. A change in the ratio or number (6) A change in the type and location of access ways and parking areas where off- of different types of dwelling site traffic would be affected; 7. (7) An increase in the floor area proposed for a nonresidential use by more than o increase in site andular traffic 10°�excluding expansions under 5,000 square feet; to andfrom the site and the to (8) A reduction in the area reserved for common open space and/or usable open increase can b expected y space which reduces the open space area below the minimum required by this exceed do vehitgect r day; 70.A reduction ofproject amenities code or reduces the open space area by more than 10%; lei the minimum established b. Procedure Type: by this code or by more than The Type 11 procedure,as described in Section 13.390.040,shall apply to an application 10%where specified in the site using the Building and Site Design and Development Standards.The decision making authority is the Director. fin' Applicants are required to identify how their proposed sitelbuilding plan meets the a.Recreational dlor ties; design standards through architectural drawings,illustrations graphics,photographs, b.Screening;and/or g g g , ,g P ,P PSP � c.Zandscapingprovisions. a narrative with findings and other materials that demonstrate how the proposed development implements the intent of the design standards. c. Process and Approval Criteria: The Director shall approve,approve with conditions,or deny an application based on finding that the following criteria are satisfied: 18.610.030 Building and Site Design Standards and Additional Standards 18.610.035. 3•Track 3 Discretionary Design Review Using Design Objectives a. Applicability: (1)Any project,at the applicant's option.The applicant may also choose this track if a project is unable to meet a clear and objective standard. b. Procedure Type: Applicants are required to identify how their proposed site/building plan meets the intent statements of the design objectives,through architectural drawings,illustrations, graphics,photographs,a narrative with findings and other materials that demonstrate how the proposed development implements the intent of the design standards. The Type III procedure, as described in Section 13.390.050, shall apply to an application using Discretionary Design Objectives.The decision making authority is the Design Review Board. Projects receiving approval must also undergo review for land use,engineering,and building approval. c. Process and Approval Criteria: The Design Review Board shall approve, approve with conditions, or deny an application based on finding that the following criteria are satisfied: 18.610.050 Building and Site Design Objectives. 4.Adjustments and Variances a. Variances and adjustments as outlined in Chapter 18.370 may be granted for the provisions and regulations of the underlying zone, the Development Standards 18.610.020, and for the Additional Standards (1a.610 0 Variances cannot DRAFT#3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 1 15 be granted for building and site design standards in Section 18.610.030. Instead, applications unable to meet a standard should use the Track 3 Discretionary Design STAFF COMMENTARY Review using Design Objectives. b. For applications using Track 3, variances and adjustments may be only be granted for the provisions and regulations of the underlying zone,the Development Standards (18.610.020), and for the Additional Standards (18.610.035), not for the Design Objectives themselves. A limited number of exceptions to E Downtown Design Review Submittal Requirements: the standard's that may be granted 1.General submission requirements.The applicant shall submit an application containing are A*d in 18..61O.045. all of the general information required for a Type II procedure,as governed by Section 18.390.040,or for a Type III procedure,as governed by Section 18.390.050. 2.Additional information.In addition to the submission requirements required in Section 18.390,Decision-Making Procedures,an application must include the following additional information in graphic,tabular and/or narrative form.The Director shall provide a list of the specific information to be included in each of the following: a. An existing site conditions analysis; b. A site plan; c. A grading plan; Sections P tbrtrugb Ka4ladfrom d. A landscape plan; Section 18.360 Site Development e. Architectural elevations of all structures;and Review. Currently,proWls in the f. A copy of all existing and proposed restrictions or covenants. rigand Mangle and Washington 3.All drawings submitted with applications for development using Tracks 2 and 3 shall be Square undergo Site Dwvkpment stamped by a registered architect. Applications for landscaping projects only may be Review and review with the design stamped by a registered landscape architect. Applications that require engineering or overlay standards,Protects in the transportation reports must be stamped by the appropriate specialist. Downtown will meet the standards G. Approval period. Approval by the Director or Design Review Board shall be effective for of this Section(and the additional a period of 1-1/2 years from the date of approval.The approval shall lapse if: chapters listed in 18 610.025,but 1.Substantial construction of the approved plan has not begun within a one-and-one-half need not undergo Site Development years period;or Review. 2.Construction on the site is a departure from the approved plan. H. Extension. The DIrector shall, upon written request by the applicant and payment of the required fee,grant an extension of the approval period not to exceed one year;provided that: 1.No changes are made on the plan as approved by the Director or Design Review Board; 2.The applicant can show intent of initiating construction on the site within the one year extension period;and 3.There have been no changes to the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. I. Phased development 1.The Director shall approve a time schedule for developing a site in phases over a period of time of one year,but in no case shall the total time period for all phases be greater than three years without reapplying for design review. 2.The criteria for approving a phased development proposal is that all of the following are satisfied: a. The public facilities are constructed in conjunction with or prior to each phase; b. The development and occupancy of any phase is not dependent on the use of temporary public facilities.A temporary public facility is any facility not constructed to the applicable City or district standard; c. The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as part of the approved development proposal;and d. The Director's decision may be appealed as provided by Section 18.390.040.6. No notice need be given of the Director's decision. J, Bonding and Assurances 1.Performance bonds for public improvements.On all projects where public improvements 16 1 Proposed Downtown Tigard Code Amendments DRAFT#3 I REVISED 5/1/09 are required the Director shall require a bond in an amount not greater than 100%or other adequate assurances as a condition of approval of the plan in order to ensure the STAFF COMMENTARY completed project is in conformance with the approved plan;and 2. Release of performance bonds.The bond shall be released when the Director finds the completed project conforms to the approved plan and all conditions of approval are satisfied. 3.Completion of landscape installation.Landscaping shall be installed prior to Issuance of occupancy permits,unless security equal to the cost of the landscaping as determined by the Director is filed with the City Recorder assuring such installation within six months Section 18.610.015.- after 8.610.015:after occupancy: Section A is based on the Wasbington a. Security may consist of a faithful performance bond payable to the City,cash,certified Square Regional Center Design check or such other assurance of completion approved by the City Attorney;and Standards(Section 18.630.030).The b. If the installation of the landscaping is not completed within the six-month period,the section addresses nonconforming security may be used by the City to complete the Installation. uses and structures in the Down- K. Business Tax Filing town district.It bas some di ffim ces The applicant shall ensure that all occupants of the completed project,whether permanent with Section 18 760,Nonconform- or temporary, shall apply for and receive a City of Tigard business tax prior to initiating ing Situations Additions and business. modifications of existing noncon- forming structures are permitted.As 18.610.015 Pre-Existing Uses and Developments within the the proposed development standandss Downtown District would create many nonconforming A. Applicability. Notwithstanding the provisions of Section 18.760.040 (Criteria for developments,the proposed code Nonconforming Situations),land uses and associated development in the MU-CBD District requires only the addition or modi- that were lawfully in existence at the time of adoption of these standards may continue as ftcation to the structure conform lawful uses and developments. to the new code requirements.For 1.Land uses and associated development that were in existence at the time of the adoption example,for an application to add of the MU-CBD district and Chapter 18.610 may continue on the property. Additions, windows to thefapade ofan existing expansions, or enlargements to such uses or developments, shall be limited to the building would only have to meet property area of said use or development lawfully in existence at the time of adoption of the window standards(window cov- this ordinance, ,2009, erage,trim,etc.)and not the other 2. If a pre-existing structure or use is destroyed by fire,earthquake or other act of God,or fapade standards(awnings,etc.) otherwise abandoned then the use will retain its pre-existing status under this provision so long as it is substantially reestablished within one(1)year of the date of the loss. Theproposed code also permits B. Standards for Projects Involving Existing Single Family and Duplex Dwellings nonconforming uses and structures 1. Existing single family buildings and duplexes used for residential purposes are exempt to continue if destroyed,as long from the standards. as it is reestablished within one 2.For projects involving preexisting housing units that have been converted to non- year.Section 18.760 permits only residential uses prior to the adoption of this code., the applicable standards are: 6 months. Washington Sq.specifies 18.610.020.Building and Site Development Standards,including the applicable sub-area 3 years to reestablish, but only from Map 610.A, 18.610.030. Building Design Standards for non-Residential Buildings f destroyed by fire,earthquake, and 18.610.035 Additional Standards.New conversions of residential buildings to non- or otber act ofgod. The proposed residential uses are prohibited in the MU-CBD district. language would allow up to a year C. Existing nonconforming industrial structures to reestablish an abandoned use. Existing nonconforming industrial structures at the following locations may continue to be The reason for the more permissive utilized for I-P Industrial uses after the nonconforming use limit of six months: Map 2S 1 standard is to lessen the likelihood 2AA tax lot 4700,Map 2S 1 2AC tax lot 100 and 202,Map 2S 1 2AD tax lot 1203,Map 2S 1 that buildings would stand empty 2DB tax lot 100,and Map 2S 1 2DA tax lot 300. and unused during the expected transition of downtown. 18.610.020 Building and Site Development Standards A. Sub-Areas:The four sub-areas located on Map 610.A and described below have different Section C carries over from the setback and height limits in order to create a feeling of distinct districts within the larger existing CBD regulations,with one zone. previously listed property removed 1.Highway 99W and Hall Boulevard Corridor sub-area Is intended to create a"pulse- (tbe/ro 'where the Ballroom point" along the Highway 99W corridor. Located at the intersection of 99W and Hall Dance Facility is now located) DRAFT 03 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 1 17 Blvd.,the area has the high traffic and visibility to draw potential retail customers from the region.It will also serve the potential for future high capacity transit in the corridor. STAFF COMMENTARY The area will accommodate higher levels of vehicular circulation, while maintaining a pedestrian scale at the ground-floor level of buildings. It would allow development of mixed use and retail buildings that could vary in scale from one-story retail-only buildings,to mixed use buildings up to eight stories tall with retail on the ground floor and residential and/or office uses above. 2.Main St.—Center St.:The sub-area is centered on the City's historic downtown Main Street.It is intended to be pedestrian oriented with smaller scale development that would function like a"traditional Main Street."A pedestrian environment would be improved with a continuous building wall broken only intermittently. New buildings in the sub- area must include ground floors with commercial storefront features. Residential and commercial uses are permitted on upper floors. 3.The Scoffilns St.—Commercial St. sub-area is intended to provide an opportunity for higher density residential as well as an employment base comprised of civic, office and commercial uses in the areas of Commercial Street and Scoffins. Residential only buildings,office/commercial buildings,and mixed use developments are all permitted. 4.The Fanno—Burnham St. sub-area provides an opportunity for medium scale residential or mixed use development.Compatible mixed-uses(live-work,convenience retail, office and civic uses) are encouraged on the frontage of Burnham Street. The area in proximity to Fanno Creek Park will be an opportunity to create a high quality residential environment with views and access to the natural amenity of Fanno Creek Park. Building heights will step down to three stories so as not to overwhelm or cast shadows on the park. 18 1 Proposed Downtown Tigard Code Amendments DRAFT U REVISED 5/1/09 Map 18.610.A STAFF COMMENTARY Map 18.610.A shows the location of the sub-areas.Each sub-area has distinct height limits and setbacks. The development standards are listed in Table 18.610.1 below. The sub-areas are centered on existing streets, but also account for the potential development of future streets. All of the uses displayed in the 18.520.1 land use table are permitted in all of the sub-areas. •i. n Mixed Use Central Business District main Strut-C f"I i Fano-Burnham Scofine-Conxnercid 99W-HaN Corridor Urban Renewal District Note:for standards for development surrounding the future public plaza see Section 18.610.040.Special Requirements for Development Bordering Urban Plaza B. Development Standards. Development Standards apply to all new development in the MU-CBD zone,including developments utilizing the Track 3 approval process.Variances or Adjustments may be granted if the criteria found in Chapter 18.370 is satisfied. 1. Development standards matrix.See Table 18.610.1 and Map 18.610.A DRAFT#3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 1 19 Table 18.610.1 Development Standards Matrix revised 1/29/09 STAFF C O M M F N T A R Y STANDARD SUB-AREAS Main Street 99W/Hall Scoffins/ Fanno/ (MS) Corridor Commercial Burnham (99H) (SC) (FB) Front Setback Minimum 0 ft. 0/15 ft. 0/10 ft. 0/10 ft. (15 for frontage (10 for frontage (10 for frontage on 99W or on Hall Blvd.) on Hall Blvd.) Hall Blvd.) Maximum 10 ft. 25 ft. 10/20 ft. 10/20 ft. (20 for frontage (20 for frontage on Hall Blvd.) on Hall Blvd.) Side Setback(facing street) Minimum 0 ft. 0 ft. 0 ft. 0 ft. Maximum 10 ft. n/a n/a n/a Side yard n/a n/a n/a n/a Rear Setback* Minimum 20 ft. 20 ft. 20 ft. 20 ft. Maximum Building height Minimum 20 ft. 20 ft. 20 ft. 20 ft. Maximum(feet/stories) 45 ft./ 120 ft./ 90 ft./ 75 ft./5 stories 3 stories 8 stories 6 stories (45 ft./3 stories within 100 ft.of park boundary (see Map 610.A) or within 50 ft. of low or med. density residen- tial district) Ground Floor Height Minimum 15 ft. 15 ft. none none Site Coverage Maximum 90% 90% 90% 80% Minimum Landscaping 10% 10% 10% 20% Minimum Building Frontage 50% 50% 50% 50% Residential Density(units per acre) Minimums apply to residential only development(not mixed use) Minimum 40 40 40 15 Maximum 80 80 80 80 *if an alley is provided,no rear setback is required See also Plaza and exceptions Note 1:This table does not apply to existing development.All New Buildings in the district must meet these development standards,including projects using the Track 3 approval process. Note 2:for standards for development surrounding the future public plaza see Section 18.610.040.Special Requirements for Development Bordering Urban Plaza 20 1 Proposed Downtown Tigard Code Amendments DRAFr#3 REVISED 5/1/09 2.Parking Location: a. Parking is allowed on the side or rear of newly constructed buildings.if located on the STAFF COMMENTARY side,the parking area shall not exceed 50%of the total frontage of the site. b. Parking is set back a minimum of 10'from the front property fine. c. When abutting a public street, parking areas must be behind a landscaped area constructed to an L-1 standard. d. Where a parking lot shares a property line with an adjacent parking lot,the landscape requirement along the shared property line is not required. I I it I 11 I I I I I I � I I Building Building I I j y r' 0 Parkmg on the side or rear o1 buildings 0 L 1 landscape standard 0 Max.50%of site frontage ®Landscape not required along shared prop.line 0 Mln.10'setback 0 See Ch.18.745 for screening and landscaping requirements B.2 Parking Location DRAFT q3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 1 21 3. Rooftop Features/Equipment Screening a. The following rooftop equipment does not require screening: STAFF COMMENTARY (1) Solar panels,wind generators,and green roof features (2) Equipment under two feet in height b. Elevator mechanical equipment may extend above the height limit a maximum of 16 feet provided that the mechanical shaft is incorporated into the architecture of the building. c. Satellite dishes and other communications equipment be shall be limited to 10 feet in height,shall be setback a minimum of 5 feet from the roof edge and screened from public view to the extent possible. d. All other roof-mounted mechanical equipment shall be shall be limited to 10 feet in height,shall be setback a minimum of 5 feet from the roof edge and be screened from public view and from views from adjacent buildings by one of the following methods: (1) A screen around the equipment that is made of a primary exterior finish material used on other portions of the building or architectural grade wood fencing or masonry; (2) Green roof features or regularly maintained dense evergreen foliage that forms an opaque barrier when planted. 10 feet max.equipment height 0 Equipment set back min.10 feet 8.3 Rooftop Features/Equipment Screening m 0 Sceen made of primary exterior finish materiel.wood,or masonry 8.3.d.(1)Rooftop Features/Equipment Screening(architectural screen) 22 1 Proposed Downtown'rigard Code Amendments DRAFT U REVISED 511/09 r� STAFF COMMENTARY Ilr o � O Green roof features with evergreen foliage 8.3.d.(2)Rooftop Features/Equipment Screening(vegitative screen) 4.Other Exterior Mechanical Equipment. Other exterior mechanical equipment on the site (electrical boxes,etc.) shall be screened from view from adjacent ROW,public spaces, and parking areas by one or a combination of the following: a. A screen around the equipment that is made of a primary exterior finish material used on other portions of the building or architectural grade wood fencing or masonry,or b. Setback from the street facing elevation so it is not visible from the public ROW,or c. Dense evergreen foliage that forms an opaque barrier when planted that will be regularly maintained. 5. Landscaping and Screening. In addition to the requirements of Chapter 18.745 the following shall also apply to the screening and landscaping of parking and loading areas: a. The minimum dimension of the landscape islands shall be four feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. b. Landscape islands shall provide a minimum of 1000 cubic feet of soil volume per tree. This may be achieved through open soil (see definition) area, root paths (see definition)to open soil areas,or covered soil areas(see definition)specially designed to support root growth.Soil depth will be assumed to be three feet. c. Tree species shall be large staturelbroad spreading at maturity and chosen from the Tigard Street Tree list unless otherwise approved by the City.If the use of large stature trees/broad spreading trees is precluded by building lines,trees shall be the largest size possible given the available space. d. Irrigation shall be provided for all parking lot trees and landscaping via an automatic irrigation system. e. Soil volume calculations (see definition) shall be provided for each tree. Soil specifications (including amendments and composition of imported soils) and Irrigation details shall be provided on plans prepared by a licensed landscape architect. f. Prior to final approval, the project landscape architect shall certify that parking and loading areas have been planted per the approved landscape plan and the provisions of this Section. DRAFT a3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 1 23 18.610.025 Street Connectivity A. Purpose. Submitted plans must be in accordance with the Downtown Circulation element STAFF COMMENTARY of the City's Transportation System Plan. These standards ensure connectivity and access for all transportation modes in the MU-CBD District. Each new development shall ensure the construction of proportionate public streets,pedestrian walkways,bicycle,and transit facilities.In addition each development shall ensure safe access to land uses on the site and Section E.- connections .connections to the public street system.In some areas,public pedestrian alleys are essential A Downtown Circulation Plan will to implement the adopted circulation plan.These are shown on the circulation map.(To be be adopted after the TSP update adopted with TSP update.) (in progress)witb potential new B. Demonstration of Standards. All new development must demonstrate how one of the automobile,bicycle,and pedestrian following standard options will be met.Variance of these standards may be approved per connection,wbicb new development the requirements of Section 18.370.010 where topography, barriers such as railroads or will be required to address. freeways, or environmental constraints such as major streams and rivers prevent street Section B is adopted from 1&630 extensions and connections. Washington Square Regional Center 1.Design Option Design Standards. a. Local street spacing shall provide public street or alley connections at intervals of no more than 400 feet. b. Bike and/or pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 200 feet. 2.Performance Option: a. Local street spacing shall occur at intervals of no less than ten street intersections per mile. b. The shortest vehicle trip over public streets from a major building entrance to a collector or greater facility is no more than twice the straight-line distance. c. The shortest pedestrian trip on public right-of-way from a major building entrance to a collector or greater facility is no more than one and one-half the straight-line distance. 18.610.030 Building and Site Design Standards A. Create Vibrant Ground Floors,Streetscapes and Rights-of-Way; Provide Weather Protection;and Promote Safety and Security. Intent. Design standards in this section are intended to foster vibrant,inviting streetscapes and sidewalk-facing ground floors and entryways.They are also intended to create buildings that are easily accessible to and provide protection from the elements for pedestrians. They also will help ensure that the ground floor promotes a sense of interaction between activities in the building and activities in the public realm. Building and site design should also address crime prevention through defensible spaces lighting,and features that allow observation and"eyes on the street." 24 1 Proposed Downtown Tigard Code Amendments DRAFT#3 REVISED 5/1/09 1.Street Facade a. Street-facing facades shall be built in proximity to the street. This standard is met when STAFF COMMENTARY at least 50 percent of the ground floor front building elevation(s)is located no further from the front property line than the maximum front setback standard established in Table 18.610.1;and,where maximum street-facing side setbacks are required within the Main Street Subarea, at least 50 percent of the ground floor street-facing side building elevation(s) is located no further from the street-facing side property fine than the maximum street-facing side setback standard established in Table 18.610. 13-41 ID Maximum setback line ®Lot frontage IS Min.50%of Weet-facing lot frontage occupied by buidling facade at setback line m Building facade may jog up to 18' A.1(a)Street Facade b. Buildings more than 3 stories are required to step back six(6)feet from the building facade at the beginning of the fourth(P) story. 0 Min 10'Wback A.1.(b)Street Facade DRAFT#3 REVISED 5/1/09 Proposed Downtown 15gard Code Amendments 125 2.Primary Entry a. For Commercial/Mixed Use Bufldings STAFF COMMENTARY (1) At least one entry door is required for each business with a ground floor frontage. (2) Each entrance shall be covered, recessed, or treated with a permanent architectural feature in such a way that weather protection is provided. (3) All primary ground-floor common entries shall be oriented to the street or a public space directly facing the street,not to the interior or to a parking lot. b. For Residential Buildings (1) Entry Door:The primary public entrance to each building unit shall be covered, recessed,or treated with a permanent architectural feature in such a way that weather protection is provided. (2) All primary ground-floor common entries of multi-family buildings and individual unit entries of attached single family units that front the street shall be oriented to the street or public right-of-way,not to the interior or to a parking lot. 3.Windows a. Ground Floor Windows for Non-Residential and Mixed Use Buildings: (1) 60%minimum ground floor window coverage for street-facing wall(Minimum window coverage includes any glazed portions of doors) (2) Ground Floor Window Transparency.All buildings with non-residential ground floor windows must have a Visible Transmittance(VT)of 0.6 or higher,with the exception of medical and dental offices which may have tinted windows. b. Ground Floor Windows for Residential Buildings: (1) 30%minimum ground floor window coverage for street-facing wall(Minimum window coverage includes any glazed portions of doors) c. Upper Floor Windows/Doors for All Buildines: (1) 30%minimum upper floor window coverage for each floor of the street-facing wall. (Minimum window coverage includes any glazed portions of doors) (2) The required upper floor window/balcony door percentage does not apply to floors where sloped roofs and dormer windows are used. (3) Upper floor windows shall be vertically oriented (a minimum vertical to horizontal dimension ratio of 1.5:1.) d. Window Shadowing for All Buflding: Windows shall be designed to provide shadowing. This can be accomplished by: recessing windows 3 inches into the facade and/or incorporating trim of a contrasting material or color. 4.Weather Protection For Non-residential and Mixed Use Buildings: a. A Projecting Facade Element (awning,canopy,arcade, or marquee) is required,on the street facing facade of the street with the highest functional classification. b. Awnings/Marquees/Canopies may project a minimum of 3 feet and a maximum of 6 feet from the facade(a maximum of 4 feet into the public right of way) c. The element shall have a minimum 10 feet clearance from the bottom of the element to the sidewalk. d. Awnings must match the width of storefronts or window openings. e. Internally lit awnings are not permitted L Awnings must be made of glass,metal,or exterior grade fabric (or a combination of these materials) 26 1 Proposed Downtown Tigard Code Amendments DRAFT#3 REVISED 5/1/09 rveuc FWALM ri,aUC rte,., STAFF COMMENTARY t, �k-O* u f � I - ,t ■. Q Primary entry doors oriented to street or public space 0 Primary entry door oriented to street or public space 0 Entrance is covered and/or recessed behind facade 0 Entrance is covered and/or recessed behind facade Q Max 6'balcony/deck projection 0 Min 3':Max 6'projection Q Min 10'clearance 0 Max 6'balcony/deck projection Q Min 30%windows 0 Min 10'clearance © Upper windows vertically oriented 0 Min 60%windows A.2-4 Residential(Only)Building ®Min 30%windows 0 Upper windows vertically oriented A.2-4 Commercial/Mixed-Use Building DRAFT#3 1 REVISED 5/1/09 Proposed Downtown ngard Code Amendments 1 27 B. Cohesive architectural facade standards. Intent. Build and expand upon Downtown Tigard's architectural character by incorporating STAFF COMMENTARY cohesive and repetitive architectural elements into the ground floor of street facing facades. 1.Architectural Bays for Non-Residential and Mixed Use Buildings Divide the street facing ground floor of commercial/mixed use storefronts into distinct architectural bays that are no more than 30 feet on center. For the purpose of this standard, an architectural bay is defined as the zone between the outside edges of an engaged column,pilaster,post,or vertical wall area. 0 u Q Architectural eat(30'max on center) O Bolding opung O 7rar m wlndms O Ground now wmdo ill Q Cr_Jumn/pdester/post OSlade sign ®Sign band/stwefmt frieze 6.1 Architectural Bays 28 1 Proposed Downtown Tigard Code Amendments DRAFT 43 REVISED 5/1/09 C. Integrated building f tpde standards. Intent. Build upon and improve Downtown Tigard's architecture by creating an attractive STAFF COMMENTARY and unified building facade that encourages ground floor activities, and creates visually - _ -- interesting facades and roofs. 1.Non-residential and mixed use building facades a. Non-residential and mixed use buildings Tri-Partite Facades Non-residential and mixed use buildings two stories and above shall have three clearly defined elements on the street-facing fa�ade(s); a base (extends from the sidewalk to the bottom of the second story or the belt courselstring course that separates the ground floor from the middle of the building).;a middle(distinguished from the top and base of the building by use of building elements);and a top(roof form/element at the uppermost portion of the facade that visually terminates the facade).A tripartite facade creates a unified facade and breaks up vertical mass. v 0-Base 0 Beitmurse/stnngm rse 0-NiUde- ©Projecting corrke,/parapet Q Tua CA Integrated Building Facade(Commercial/Mixed-Use Building) DRAFT ria I REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 129 2.Residential Building Facades a. Unit definition. Each street facing dwelling unit shall be emphasized by including a STAFF COMMENTARY roof dormer or bay windows on the street-facing elevation, or by providing a roof gable or porch or balcony that faces the street. b) Trim detail. Trim shall be used to mark all building roof lines, porches,windows and doors that are on a primary structure's elevation(s). � Cry 0 o�..�raowtw.,naa. �Banns� a arra adns eMr�r 0 Tom'puna.1roaBros P=fts,mndo"SFA 00M C.2 Integrated Building Facade(Residential Only Buiidinlo 3.Roof Forms a. The roof form of a building shall follow one (or a combination) of the following forms: (1) Flat Roof with Parapet or Cornice (2) Hip Roof (3) Gabled Roof (4) Full Mansard Roof (5) Dormers (6) Shed Roof b. All sloped roofs(other than full mansard roofs)exposed to view from adjacent public or private streets and properties shall have a minimum 5/12 pitch. c. Sloped roofs, shall have eaves, exclusive of rain gutters, that must project from the building wall at least twelve inches. d. All flat roofs or those with a pitch of less than 5/12 shall be architecturally treated or articulated with a parapet wall that must project vertically above the roof line at least twelve inches and/or a cornice that must project from the building face at least 6 inches. e. When an addition to an existing structure or a new structure is proposed in an existing development, the roof forms for the new structures shall have similar slope and be constructed of the same materials as the existing roof. f. Green roof features and/or rooftop gardens are encouraged.As part of the development permit, applicant shall execute a covenant ensuring the maintenance of any green roof.The covenant shall be approved by the Director on City provided forms. 30 1 Proposed Downtown Tigard Code Amendments DRAFT U REVISED 5/l/09 Flat roof Hip mot Gabled roof Full mansard roof Dormers Sled roof LIt f i STAFF COMMENTARY L 1 ®Paropet/Cornice must protect min.IT wtirady O Eaves must protect min.12"from face of building •Parapet1=oe must protect min.6'from We of building • ,in,z,2 PnCh on sloped roofs C.3 Roof Forms D. Create Street Corners with.Strong Identity Intent.Create a strong architectural statement at street corners.Establish visual landmarks and enhance visual variety. 1.For non-residential or mixed use buildings at the corner of two public streets or a street and public area,park or plaza(for the purposes of this standard an alley is not considered a public street) incorporate one of the following features: a. Locate the primary entry to the budding at the corner. b. A prominent architectural element,such as increased building height or massing,a cupola,a turret or a pitched roof at the corner of the building or within 20 feet of the corner of the building; c. The corner of the building cut at a 45 degree angle,or a similar dimension"rounded" corner. d. A combination of special paving materials,street furnishings and,where appropriate, plantings,in addition to the front door. ®Primary entry door to the building located at corner ®Prominent architectural element within 20'of the comer of the building 0 Comer min 10'from street corner and cut at 45 degree angle ®Special paving patterns,street furnishings,and plantings near front door A.2-4 Commercial/Mixed-Use Building DRAFT#3 I REVISED 5/1109 Proposed Downtown Tigard Code Amendments 1 31 E.. Assure Building Quality,Permanence and Durability 1ul&n1. Use building materials that evoke a sense of permanence and are compatible with STAFF C 0 M M F N T A R Y Downtown Tigard and the surrounding built and natural environment. 1. Building Materials a. The following exterior building materials or finishes are prohibited: (1) Vinyl siding (2) T 111 or similar sheet materials (3) Plain concrete block(not including split faced,colored,or other block designs that mimic stone,brick,or other masonry.) Foundation material may be skim coated concrete block where the foundation material is not revealed for more than 2 feet. (4) Mirrored glass F Open Space/Public Plaza Section F Intent:Assure adequate public,private and shared outdoor space The required open space for multi- 1.Mixed use and Commercial Developments greater than 60,000 sf. family projects have been changed a. Development projects with site areas greater than 60,000 sf shall include at least one from the existing SDR standards public space with a minimum size of 600 sf. to allow a more urban form of b. Public spaces shall be abutted on at least two sides by retail shops, restaurants or development.32 sq.ft. ofprivate services with windows entrances fronting on the space. open space is required, reduced 2.Mixed Use Buildings with Residential Units and Residential Only Multi-Family Developments from 48 sq.ft. a. Private Outdoor Space:For all residential only buildings and mixed use buildings with more titan 4 residential units: F.2.a(1) (1) Each dwelling unit shall have private open space, such as a private porch, a A potentia!alternative is to require deck,a balcony,a patio,an atrium,or other outdoor private area.The private a minimum of 80%of the dwelling open space shall be contiguous with the unit in a single area. units to provide private open space. (2) A minimum of 32square feet of private open space is required.The open space must have a minimum depth of 4 feet. Required shared outdoor space (3) Balconies may project up to a maximum of four feet into the public right-of-way. will be 10%of the site area,rather (4) Balconies used for entrances or exits shall not be considered as open space than 200 or300 sq.ft.per unit as except where such exits or entrances are for the sole use of the unit. required now. b. Shared Outdoor Space for Mixed Use Buildings with Residential Units and Multi-Family Buildings: In addition to the required private outdoor space, multi-family buildings and mixed use buildings with more than 4 residential units shall provide shared open space(e.g.,courtyards,roof decks or garden,play areas,outdoor recreation facilities, indoor recreation room,and/or similar space) that is equal to or greater than 10% percent of the development site,except as follows: (1) Credit for Private Open Space. Up to 50% percent of the shared open space standard may be met by providing additional private open space, such as balconies,porches and patios. (2) Credit for Proximity to a Park. A shared open space credit of 50% percent may be granted when a multiple family development is directly adjacent to an improved public park. (3) Credit for up to 100%of the shared open space standard may be met by paying a fee-n-lieu.The fee will fund parks and/or plazas within the Downtown Urban Renewal District. (4) Shared outdoor recreation space shall be readily observable to promote crime prevention and safety. 3.Private Open Space for Single-Family Attached Dwelling Units: a. A minimum of 100 square feet of private open space per unit such as a private porch, yard,a deck,a balcony,a patio,or other outdoor private area is required. G. Additional Requirements for Single-Family Attached Dwelling Units 1.Garage entry garages and carports shall be accessed from alleys,or otherwise recessed behind the front building elevation(i.e.,living area or covered front porch)by a minimum of 10 feet. 32 1 Proposal Downtown Tigard Code Amendments DRAFT#3 I REVISED 5/1/09 18.610.035 Additional Standards 11111111111111W, Applications must conform to all applicable standards in the following chapters: STAFF COMMENTARY • Access Egress and Circulation see Chapter 18.705 • Environmental Performance Standards see Chapter 18.725 • Exceptions to Development Standards see Chapter 18.730 • Landscaping and Screening see Chapter 18.745 • Mixed Solid Waste and Recyclable Storage see Chapter 18.755 • Off-Street Parking and Loading Requirements see Chapter 18.765 • Sensitive Lands see Chapter 18.775 • Signs see Chapter 18.780 • Tree Removal see Chapter 18.790 • Visual Clearance see Chapter 18.795 • Wireless Communication Facilities see Chapter 18.798 • Street and Utility Improvement Standards see Chapter 18.810 18.610.040 Special Requirements for Development Bordering Urban Plaza The Urban Plaza Is listed as a catalyst project in the Tigard Downtown Improvement Plan and Urban Renewal Plan. Developments on the parcels that directly abut the location of the new plaza will expected to be in keeping with the character of the plaza New development that is built concurrently or subsequent to the construction of the plaza will need to conform to the following standards(in addition to the other applicable standards in this code): • The building must be minimum of two stories and a maximum of four stories. • No parking lot may abut the plaza • The buildings shall follow the building and site design and development standards for Commercial and Mixed Use buildings in the Main Street Sub-area. (needs a footnote in 18.610.045 adaptedfrom Cbapter the table) 18.360 Site&wlopment Reulew 18.610.045 Exceptions to Standards A. Exceptions to setback requirements.The Director may grant an exception to the yard setback requirements in the applicable zone based on findings that the approval will result in the following: 1.An exception which is not greater than 20%of the required setback; 2.No adverse effect to adjoining properties in terms of light,noise levels and fire hazard; 3.Safe vehicular and pedestrian access to the site and on-site; 4.A more efficient use of the site which would result in more landscaping;and 5.The preservation of natural features which have been incorporated into the overall design of the project. B. Exceptions to parking requirements.The Director may grant an exception or deduction to the off-street parking dimensional and minimum number of space requirements in the applicable zoning district based on the following findings: 1.The application is for a use designed for a specific purpose which is intended to be permanent in nature, e.g., senior citizen housing, and which has a demonstrated low demand for off-street parking; 2.There is an opportunity for shared parking and there is written evidence that the property owners have entered into a binding agreement to share parking;or 3.There is community interest in the preservation of particular natural feature(s) on the site, public transportation is available to the site, and reducing the standards will not adversely affect adjoining uses,therefore the public interest is not adversely affected by the granting of the exception. C. Exceptions for private or shared outdoor area.The Director may grant an exception or deduction to the private outdoor area and shared outdoor recreation areas requirements, provided the application Is for a use designed for a specific purpose which is intended to be permanent in nature (for example,senior citizen housing)and which can demonstrate DRAFT N3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 1 33 a reduced demand for a private outdoor recreational area based on any one or more of the following findings: STAFF COMMENTARY 1.The development operates a motor vehicle which is available on a regular basis to transport residents of the development to public open space or recreation areas;or 2.The required square footage of either the private outdoor area or the shared outdoor recreation area may be reduced if together the two areas equal or exceed the combined standard for both. D. Exceptions to landscaping requirements. The Director may grant an exception to the landscaping requirements of this code, Section 18.745, upon finding that the overall Track 3 is available as an alternative landscape plan provides for at least 20%of the gross site to be landscaped. way of review that ensures projects That are unable to meet the design 18.610.050 Building and Site Design Objectives (to be used with standards will bave good design Track 3 AVroyal Process principles. A. Applicability All development using the Track 3 Approval Process must demonstrate compliance with the The Building and Site Design design objectives listed in 18.610.050,C. objectives are qualitative B. Approval Criteria statements,with multiple ways Applicants are required to identify how their proposed sitelbullding plan meets the intent of accomplishing. They are based statements of the design objectives,through architectural drawings and a narrative. on the intent statements from The design review body will make findings that the intent of the design objective has been met. the Design Standards section. The Applications using the Track 3 process must also show compliance with the development application would address each standards set forth in Section 18.610.020 and Table 18.610.1 applicable objective through a Concurrently or after Design Review Board approval, the application will be reviewed for narrative grapbics,and arcbitectur- compliance with the other relevant chapter sections,as listed in 18.610.035: al drawings. The decision making C. Design Objectives process is Type III with the Design Each design objective has an intent statement followed by photographs of development Review Board as the decision mak- exemplifying the objective. ing authority. 1.Create Vibrant Streetscapes and Rights-of-Way;Provide Weather Protection; and Promote Safety and Security Concurrently,or after Design Review Intent. Foster vibrant,inviting streetscapes and sidewalk-facing ground floors and entry Board approval,the application will ways. Create buildings that are easily accessible to and provide protection from the be Viewed for compliance with the elements for pedestrians.Ensure that the ground floor promotes a sense of interaction other relevant chapter sections:land between activities in the building and activities in the public realm. Building and site use,street,utility,issues,etc. design should also address crime prevention through defensible spaces, lighting, and A Design Review Board may consist features that allow observation and"eyes on the street." of a new volunteer board,appointed by Council or a subcommittee of the Ali W Planning Commission.A potential configuration is five members with L at least three involved in ambitec- ture, landscape architecture,or a design specialty(to be determined). The photos are included as examples 1- pu of development that exempla the objective. a ,r ww w ea 1 34 1 Proposed Downtown Tigard Code Amendments DRAFT n3 REVISED 5/1/09 2.Create Cohesive Architectural Facades In=. Build and expand upon Downtown Tigard's architectural character by STAFF COMMENTARY incorporating cohesive and repetitive architectural elements into the ground floor of street facing facades. Relate to the horizontal facade articulation and massing of sur- rounding development and/or utilize building and site design elements that connect Fanno Creek Park or extend natural elements to the Downtown. OF .li:7 F 1t a' 3. Design Buildings with Integrated Facades Inten.Build upon and improve Downtown Tigard's architecture by creating an attractive and unified building fagade that encourages ground floor activities, creates a visually interesting facades and roofs. I �r S DRAFT#3 I REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 1 35 STAFF COMMENTARY 4.Create Street Corners with Strong Identity lnten.Create a strong architectural statement at street corners to create a strong identity and opportunities for activity.Establish visual landmarks and enhance visual variety. _0 lip t !! lV 36 1 Proposed Downtown Tigard Code Amendments DRAFT 43 REVISED 5/1/09 5.Assure Building Quality,Permanence and Durability ►� In=. Use building materials that evoke a sense of permanence and durability and are STAFF COMMENTARY compatible with Downtown Tigard and the surrounding built environment.Windows,doors, roofs,and weather protection shall appear to be an integral part of the building design. '&Tlot p I ` 6.Provide Adequate Outdoor Spaces Intent:Assure new residential units have adequate private and shared outdoor space. DRAFT a3 1 REVISED 5/1/09 Proposed Downtown Mgard Code Amendments 137 18.120 Chapter Definitions Design Related Definitions STAFF COMMENTARY 1. Arcade—An exterior covered passageway along a building facade that is open to the - - - - street frontage. 2. Awning—An overhead cover extending above the sidewalk(usually above windows and doors)as a shelter and/or sunshade. 3. Band — Any horizontal flat member or molding or group of moldings projecting slightly from a wall plane and usually marking a division in the wall. 4. Bay—(a) WIthin a structure,a regularly repeated spatial element defined by beams or ribs and their supports(b)A protruded structure with a bay window. 5. Belt Course—A horizontal band or molding set in the face of a building as a design element(also called a string course). 6. Canopy—A covered area which extends from the wall of a building,protecting an entrance or loading dock 7. Chamfer—To cut off the edge or corner of. 8. Column —In structures, a relatively long, slender structural compression member such as a post,pillar,or strut;usually vertical,supporting a load which acts in(or near) the direction of its longitudinal axis. 9. Cornice—Decorative projection or crown along the top of a wall or roof, 10. Eaves —The lower edge of a sloping roof; that part of a roof of a building which projects beyond the wall. 11. Entry—The space comprising a door and any flanking or transom windows associated with a building. 12. Frieze—A decorative horizontal band,as along the upper part of a wall in a room; often used for signage in modern buildings, but derived from classical architectural principles. 13. Marquee—A permanent roof-like shelter over an entrance to a building. 14. Medallion —A decorative element set into the upper portion of a building facade periodically,typically aligning with columns or pilaster. 15. Parapet—A low, solid, protective screening or decorative wall as an extension of exterior building walls beyond the roof or deck level. 16. Pilaster—An ornamental or functional column or pillar incorporated into a wall. 17. String Course—A horizontal band or molding set in the face of a building as a design element(also called a belt course). 18. Transom—A horizontal glass plane,typically encased in a wood or metal frame that separates the storefront from the upper fagade. 19. Turret—A very small and slender tower attached to a larger building. 20. Visible Transmittance—A measure of the amount of visible light transmitted through a material (typically glass). Information about visible transmittance typically is or can be provided by window manufacturers. Landscaping related definitions: 21. Open soil—An unpaved area of soil surrounding a tree, which contains existing, new or amended soil. 22. Root paths—Constructed paths that use aeration or drainage strips to give roots a way to grow out of the tree space and under pavement in order to access better planting soils.Root paths can connect tree spaces and adjacent green spaces. 23. Covered soil area—An area of soil that is under pavement and specially designed to accommodate tree root growth. Design methods include structural soil, sidewalk support and soil cells. 24. Soil volume calculations—Sum total of soil volumes from each design method used for a tree.A soil depth of 3 feet is assumed.Soil Volume (cubic feet) =Open soil area(length x width x depth) (feet) +Covered soil area(length x width x depth) (feet) + Root path length (feet) x 0.25 +Green space area (length x width x depth) (feet). *Include only applicable soil areas and design methods for each tree. 38 1 Proposed Downtown Tigard Code Amendments DRAFT#3 1 REVISED 5/1/09 Chapter 18.745 LANDSCAPING AND SCREENING STAFF COMMENTARY Table 18.745.1 BUFFER MATRIX m 0 j r I baa �, a Zm h cc c: .6r CW O O N ya aJi aJi am c VO Q � aroO4 Qy s F $CZ f y SuC] a EXISTING/ABUTTING USE Detached Single Units, Manufactured Units — A C C D C C E F C D Attached Single Units and Multifamily, 1-5 Units, Duplexes A — B C D C C E F C 1) Attached Single Units and Multifamily,5+ Units A A — C D C C F F C D Mobile Home Parks A A B — D C C E F C D Commercial Zones (CC,CG, CP,EBB) C C C C — A A I) D — — Neighborhood Commercial Zone (CN) C C C C A — A D D — — Mixed Use Employment Zone (MUE) C C C C A A — D D — — Light Industrial Zones (IP,IL) D D D D A A A — D — — Heavy Industrial Zone (IH) D D D D D D D D — — — Parking Lots C C C C — — — — — — — Arterial Streets A A A A — — — A D — — Note 1:See Table 18.745.2 for alternative combinations for meeting these screening requirements. Note 2:For proiects within the MU-CBD zone only parking lots must have a buffer to level"C" (Parking lots abutting parking lots do not need a buffer). Proposed uses in the MU-CBD zone that abut a residential zone must have a buffer to level"C." DRAFT#3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 1 39 Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS STAFF COMMENTARY Table 18.765.2 MAXIMUM In As part'of redudng the minimum MINIMUM Zone A Zone B Bicycle parkfng requirements in the doumtoum, in Chapter 18.394 Multifamily Units DU<500 sq ft: none none 1.0/2 DUs except Variances and Adjustments,a 40% 1.0/DU(M) elderly,which is adjustment in tbo min(xumparking 1 bedroom: 1.25/DU(M) 1.0/20 DUs requfretnerti(mallested>jf 2 bedroom: 1.5/DU(M) 3 bedroom: 1.75/DU(M) (1)Use of-h=it,demand [X] management programs,and/or special characteristics of the customer,client employee or [51 Existing buildings directly abutting Main Street are not required to add additional off-street residentpopulation will reduce parking for a change of use except for entertainment uses.New bt►il$ings or r-Existing buildings expected vehicle use unit parking that undergo remodeling Frovided the ot iginai square footage of the buildings remain the san space demand for this development, also are not required to add additional off-street parking.Entertainment uses and Construction as compared to standards Institute of new buildings abutting Main Street are of Tranom"ion Engineers (M)vehicle trip generation . rates and minimum city parking requirements,and [x] In the MU-CBD zone the minimum parking requirements for all multi-family units is 1.0/DU. (2)A reduction in parking will not bane an adverse impactor adjacent uses. 40 1 Proposed Downtown Tigard Code Amendments DRAFT N3 1 REVISED 5/1/09