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07/08/2009 - Packet n City of Tigard City Center Advisory Commission — Agenda MEETING DATE: Wednesday,July 8, 2009—6:30-8:45 p.m. MEETING LOCATION: Tigard City Hall- Red Rock Creek Conference Room 13125 SW Hall Blvd.,Tigard, OR 97223 1. Welcome and Introductions....................................................................................................6:30—6:35 2. Review / Approve Minutes .....................................................................................................6:35 —6:40 3. Downtown Circulation Plan Presentation.............................................................................6:40 — 7:25 (SERA Architects) 4. Committee Check-in................................................................................................................7:25 — 7:35 5. Downtown Open House—July 29th Preview......................................................................7:35 —7:45 Downtown Land Use and Design Standards: Discussion of Alternatives and Consideration of Endorsement ...........................................................................................................................7:45— 8:40 7. Other Business...........................................................................................................................8:40 — 8:45 8. Adjourn ......................................................................................................................................8:45 p.m. CITY CENTER ADVISORY COMMISSION AGENDA—July 8, 2009 City of Tigard 1 13125 SW 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: July 8, 2009 Location: Red Rock Creek Conference Room Called to order by: Chair Thomas Murphy Time Started: 6:30 p.m. Time Ended: 9:30 p.m. Commissioners Present: Carolyn Barkley;Vice Chair Alexander Craghead; Ralph Hughes; Kevin Kutcher; Peter Louw; Chair Thomas Murphy; Elise Shearer; Martha Wong; Linli Pao (alternate) Commissioners Absent: Alice Ellis Gaut Others Present: Marland Henderson, Allison Wildman, Matthew Arnold Staff Present: Sean Farrelly, Senior Planner AGENDA ITEM #1: Welcome and Introductions Important Discussion and/or Comments: Introductions were made. Action Items (Follow-Up or Votes): None AGENDA ITEM #2: Review/Approve Minutes Important Discussion and/or Comments: On page 2, it should be clarified that the University of Oregon will be creating the document on the 99W project. Action Items (Follow-Up or Votes): The secretary will add the words University of Oregon to the minutes. Motion by Commissioner Barkley, seconded by Commissioner Craghead, to accept the minutes as corrected. The motion passed unanimously. AGENDA ITEM #3: Downtown Circulation Plan Presentation (SERA Architects) Important Discussion and/or Comment: Matthew Arnold and Allison Wildman from SERA Architects analyzed the U of O document and are here to give their opinion on where CCAC Meeting Minutes for July 8,2009 Page 1 of 8 to go next. The consultants gave a PowerPoint presentation on the potential Circulation Plan (Exhibit A). One big issue could be the Ash Creek crossing. For now, it's planned as an at-grade crossing. Once you start planning an overhead crossing, it impacts the adjacent properties and the overall project cost. One of the general recommendations of the consultant is to keep the crossing at-grade to maintain development potential on adjacent properties and to reduce the overall costs. The issue of the Ash Creek extension will be resolved elsewhere in the TSP process and not necessarily as a part of this study. Other issues include trying to connect Scoffins to Hunziker and the Burnham Street extension. The consultants will keep an eye on both of these issues. The consultants have not yet looked into areas north of 99W. They have focused on the core of Downtown. The Future Vision Plan suggests that some buildings will front the roadway adjacent to the railroad tracks. Since this is an active freight rail and commuter rail line, it gets tricky with development fronting it. With some commuter lines on the east coast and in the mid-west, development is adjacent to stations, but there isn't a lot that fronts the railroad tracks themselves. Development of those blocks south of the tracks will be something to continue to think about. There may be a different block pattern for the area south of Burnham Street adjacent to Fanno Creek. The triangle to the north is also pretty tricky for connection. There's a desire to have a Greenburg to Hall connection, but it may be difficult to do. Some cities declare connectivity goals to set a standard block size, often between 200' and 400', in most of the urban areas in Oregon. Some cities will carve it up more with a pedestrian connection. To get larger blocks adjacent to the railroad tracks, the consultants looked at 400' block structures with 200' pedestrian connections. That would require Commercial Street to be moved, which could be expensive and probably not worthwhile. Once you have 200' pedestrian connections, you essentially are getting 200' square blocks. The building types that occur there suggest Portland-size blocks bisected by pedestrian connections as opposed to roadways. The consultants asked if we would want to require a rigid street pattern or if there would be some flexibility. There are generally 3 ways to deal with connectivity: 1) street improvements that occur piecemeal over time to a very rigid plan; 2) private property assemblage; 3) active assemblage and/or improvements by a public agency. Since this is a 50-year outlook,we need to consider the long-term vision for the community in 50 years, versus how the properties are developed today. The City wouldn't want to create a block system that isn't friendly towards good development. The consultants believe that a key connection in Downtown is getting Ash Street across the railroad tracks. That will start to break up some of the bigger blocks, which could lead to more of a fine-grained block pattern. It will take some critical thinking and creativity to make these areas work. The consultants created a rough framework for connections. They CCAC Meeting Minutes for July 8,2009 Page 2 of 8 planned for roughly 400' blocks and an alley system behind Main Street to bolster development and put services behind the buildings. With the longer blocks, they planned for significant pedestrian connections. The consultants described what the block frontage and buildings could look like on the various street types (Downtown collector, retail/commercial, active neighborhood, active residential). The consultants advised that form-based code will allow for commercial uses on Main Street or Commercial Street. It was noted that one of the CCAC goals was for Burnham, Commercial, and Scoffins to funnel traffic into Downtown Tigard/Main Street. Those 3 streets should function as heavier traffic routes that would also allow for truck traffic. The consultants will look at this. The consultants reviewed different examples of alleys and pedestrian connections. There was brief discussion about bikeways. The consultants will talk about this more at a later session. Chair Murphy would like the consultants to provide guidance to the CCAC on the benefits and disadvantages of a rigid approach versus a flexible approach, particularly looking at the different zones within the Downtown. What do we get and what do we give up by going with a flexible approach versus a rigid approach. Commissioner Shearer would like to know what the benefits of the different block sizes (200'versus 400') would be to a developer. Commissioner Barkley would like to see the different block sizes overlaid with existing conditions/properties. Commissioner Craghead wondered if the streets need to be straight. Action Items (Follow-Up or Votes): The consultants will be back at a later date with additional information. AGENDA ITEM #4: Check In Important Discussion and/or Comments: Commissioner Craghead reported that the Main Street green street program outreach effort has been completed. The reactions were generally positive, but there were a few issues. He advised that staff will review the completed questionnaires and try to address any safety issues; the rest will be reviewed by the design consultants who will determine what they can and cannot do, and provide responses. Staff advised that the Facade Improvement Committee met to discuss a pilot program— what it should look like, how it should function. They will be doing a Request for Quotes to hire an architect to provide about 30 hours of design services. There is money in the budget to pay for the design of about 4 projects. Once the designs are done, the subcommittee will choose the one they think will make the biggest impact on Main Street and will fund that one project. This is only a pilot project— a future program may not operate like this. CCAC Meeting Minutes for July 8, 2009 Page 3 of 8 Sean Farrelly advised that there was a recent meeting with the CCDA on the roles and responsibilities of the CCAC and the CCDA. At that meeting, it was suggested that there be joint meetings during the year to get feedback from the CCDA on how the CCAC is doing. It was noted that the CCAC is the first and primary source for almost everything related to Urban Renewal, short of actual decision making. Action Items (Follow-Up or Votes): Sean Farrelly advised that some business owners have complained about speeding in the Downtown, so a request has been sent to the Police Department to install a sign that indicates speed. Chair Murphy would like to have a summary of the results of the outreach committee's work given to City Council. With regard to comments received from Downtown business/property owners during the outreach effort, Sean Farrelly reported that staff will follow up on safety items. Other items will be given to the public involvement specialist who will be on the design team for the Main Street green street project. Since the outreach effort was a City project, the Commissioners would like staff to write the summary report for Council. Commissioner Hughes suggested that some type of follow up to those who participated in the outreach effort would be appropriate. Chair Murphy thinks that a report on the results of the outreach, including comments, should be made available on the City's website. AGENDA ITEM #5: Downtown Open House —July 29th Preview Important Discussion and/or Comments: Sean Farrelly reported that the open house will be at the Library Community Room at 6:30 p.m. There will be displays on the code amendments; preliminary findings on the circulation plan; upcoming capital construction projects on Burnham, Greenburg, and Main Street; the pilot program for store front improvements; and other miscellaneous Downtown information, such as Family Fest and a new Downtown website. Action Items (Follow-Up or Votes): Sean advised that staff will be at each station and encouraged Commissioners to also participate at the open house. AGENDA ITEM #6: Downtown Land Use and Design Standards: Discussion of Alternatives and Consideration of Endorsement NOTE: The Proposed Downtown Tigard Code Amendments, distributed at the May meeting, are attached for reference (Exhibit B� (Amended) Important Discussion and/or Comments: The Commissioners reviewed the sections individually, as follows: CCAC Meeting Minutes for July 8,2009 Page 4 of 8 1. New arts related definition. Motion by Commissioner Shearer, seconded by Commissioner Craghead, to accept the proposed definition of custom arts and craft work as written. The motion passed unanimously. 2. Minimum landscaping requirements. Staff clarified that required open space for residential uses could also be counted towards the landscaping requirement. A commercial building that doesn't have to provide open space won't have to provide the 10-15% landscaping; residential development will still have to provide open space. Currently, every area other than the Fanno/Burnham area has a 10% landscaping requirement. On Main Street, the buildings are built right up to the front. There are a lot of shallow lots —maybe we should treat that area differently, maybe we don't need a minimum landscaping on Main Street. The green street could be considered the landscaping for Main Street (Alternative B). In Alternative B, every place that isn't in the Main Street/Central sub-area still has a 10% landscaping requirement, except the Fanno/Burnham area. Staff believes that alternative B does not violate any Metro requirement, and since we're doing the green street improvement, staff believes CWS will be satisfied. Alternative C requires the City to pool the fee in lieu of money to buy land that could be developed as park space. It also obligates the City to maintain the park space. It was clarified that Alternative A is the general rule;Alternative B is the exception to Alternative A (it excludes the Main Street/Central sub-area). The Commission would like all of Main Street and the sub-area under a single rule. Motion by Commissioner Craghead, seconded by Commissioner Shearer, to adopt Alternative B as the sole exception to Alternative A. The motion passed unanimously. 3. Minimum rear setback requirement. There would be a minimum rear setback requirement of 20' throughout the Urban Renewal District for any new development. Given the uneven property lines, having a 20' setback could create a checkerboard situation, and seems to be unworkable. We really didn't want the setback, we wanted the alley. If we want the alley., then why are we asking for a setback? (Amended) The idea of the 20' setback is to keep open the possibility of alleys. Commissioner Craghead believes there are 2 ways to go with this: 1) eliminate the rear setback requirement entirely; 2) push forward with the circulation plan so there will be some form of access that will deal with our need for alleys. Commissioner Wong believes that rear setbacks are desirable for air and light, but it's not workable if the intention is to have an alley in the back because the lots are not equal in size. CCAC Meeting Minutes for July 8,2009 Page 5 of 8 Sean Farrelly advised that for development standards, there has to be something in the design code about rear setbacks. It can be 0'. Most commercial districts have at least a 5' or 10' minimum rear setback. The Commission is in agreement that the alleys and related setbacks should be decoupled. From strictly an air/light/buffer standpoint, it was suggested that there be a 5' minimum rear setback, except on Main Street where it will be 0'. The alley issue is separate and will be addressed during the circulation plan. Staff advised that we will be requiring parking lots in the back or sides of buildings, or under the buildings. There was discussion about possible undesirable consequences of having uneven boundaries behind the buildings—vagrancy, trash, weeds, etc. Motion by Commissioner Craghead, seconded by Commissioner Kutcher, to make a 5' setback minimum throughout the Downtown,with the exception of addresses on Main Street, which will be a 0' minimum setback. The motion passed by a vote of 6-1. Commissioners Louw voted no; Commissioner Wong abstained. (Amended) 4. Motor Vehicle Service and Repair as a Restricted Use Alternatives for this include keeping it as a restrictive use or allowing it as a conditional use. Staff advised that under the present CBD code, motor vehicle repair is not permitted. Motor vehicle sales and rentals are currently a restricted use. Motor vehicle sales and rentals are considered one use; motor vehicle service and repair are considered a separate use. All of the existing motor vehicle repair businesses are non-conforming businesses. Under Alternative A, no new motor vehicle repair businesses could come into Downtown Tigard, the existing businesses could stay as long as they retain their use within a year of seeking their use, they could rebuild their facility if they comply with design guidelines, and if they want to move off their property, they could not move onto another Downtown property. Under Alternative B, another auto repair facility could locate Downtown, but would have to comply with design guidelines; an existing business could rebuild or relocate within Downtown and would have to comply with design guidelines. If we want to add any nuisance or noise requirements, staff advised that we would have to get an opinion from the City Attorney about what happens to the existing businesses that are grandfathered in. We might be able to call them a Restricted/Conditional Use (R/CU), so if you're there, you can stay; a new one can come in as a Conditional Use; an existing one can move to another Downtown location, but they would have to go through the Conditional Use process; if they want to stay on their property and renovate, they would have to follow the design guidelines. CCAC Meeting Minutes for July 8,2009 Page 6 of 8 Motion by Commissioner Louw, seconded by Commissioner Craghead, to allow Conditional Use for motor vehicle service and repair within the Downtown, Alternative B. The motion passed by a vote of 7-1. Chair Murphy voted no. 5. Self Storage as a Restricted Use. Motion by Commissioner Shearer, seconded by Commissioner Kutcher, to adopt Alternative A, keeping it as a Restricted Use in the Urban Renewal District. The motion passed by a vote of 7-1. Commissioner Hughes voted no. (Amended) 6. Reduction of Commercial Minimum Off-Street Parking Ratios. Sean Farrelly advised that the subcommittee endorsed one space per dwelling unit for residential use and no minimum required parking on Main Street. Staff had suggested a 25% reduction, which is in line with other similar Town Centers. Sean believes that at some point, we will need a parking management study, but it's not a pressing issue right now or maybe even in the next 2 years,but (Amended) as we start getting more development, we will need to think about structured parking and parking management ideas (metering hour usage, shared parking, etc.). At the last working session, the Commissioners had stated that they wanted to have the parking study done sooner. (Amended) It was advised that the parking management plan will be a priority for the next fiscal year (2010-11). Chair Murphy asked if we should defer this issue until we have the input from the parking study or should we make some type of adjustment in the minimum parking requirement in the interim, and then revisit the issue when the parking study is available. Commissioner Shearer noted that the green street project will reduce existing parking on Main Street. Staff said that we don't know yet how many spaces may be involved. There is an opportunity to pick up some of the parking on Electric and Burnham Streets. It was advised that there are currently no minimum parking requirements on Main Street. This proposed reduction would be for the rest of Downtown. For eating and entertainment establishments outside of the Main Street area, Commissioner Louw recommended requiring a cap of 5 parking spaces per 1,000 square feet of building. Chair Murphy said he would like to have the parking study in hand before being that specific. Motion by Commissioner Craghead, seconded by Commissioner Wong, to accept Alternative A. The motion passed by a vote of 6-0. Chair Murphy and Commissioner Louw abstained. Motion by Commissioner Craghead, seconded by Commissioner Kutcher, to endorse the draft code and pass it on to the Planning Commission with the amendments that the CCAC has provided. Sean Farrelly advised that the City is still evaluating how to address ODOT's CCAC Meeting Minutes for July 8,2009 Page 7 of 8 concerns with residential development density, so there may be an adjustment from what's in the draft code. The motion passed unanimously. Action Items (Follow-Up or Votes): As noted above. AGENDA ITEM #7: Other Business Important Discussion and/or Comments: None Action Items (Follow-Up or Votes): AGENDA ITEM #8: :adjournment Important Discussion and/or Comments: None. Action Items (Follow-Up or Votes): The meeting adjourned at 9:30 p.m. tt-t Jerre Lewis, CCAC Secretary ATT EST: Chair Thomas Murphy <1 CCAC Meeting Minutes for July 8, 2009 Page 8 of 8 i � - AL 1 •r �� J•''" <�::y of � j ` �,. from: CONCEPTUAL FUTURE PEDESTRIAN PATHS POTENTIAL CIRCULATION PLAN FUTURE STREETS/AUTO CONNECTIONS Tigard Downtown Future Vision. Based on current streets and potential S EXISTING PEDESTRIAN PATHS street continuations as well as alignments A Visual Refinement of the TDIP EXISTING STREETS of destination points this diagram shows a projection of future vehicular and pedestrian As refined b the Tigard CCAC FANNO CREEK circulation. y g 3 p,0 \ q� � s �0 .h bb° Yto. f �. WO i / drawn to scale for evaluation t4a' Tigard Downtown Future Vision: A Visual Refinement of the TDIP 1 , OV \\ AA 47 �, ♦ � 1 2 r , 9� \ x x �\ a response to connectivity goals 400' block structure with - - 200' pedestrian connections - LINA . 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Fl CREEK f1DQ ` o`er RES 1 D`'FNTI'iL I i _ Downtown Organization . - Sub-Districts ` \ 5v DIS r Fe. uwr _ L-A 411 IX Xx c6ry�ei _ .ff ;•<. n Existing Conditions }_ Streets and Paths CN ffN "- N �l \i J ♦ v Existing Conditions % '' Blocks P f ,.... , �G 9 AFM r �F r 1 � .A }; y. ♦♦ Critical Pieces Ash Street Extension ' �fE�e��,e�rrts��tl�.sr�ssrL:�:/l.Csi:t��r1lY r � ppp- T ._• C4, by f f v r Framework Establishing a block pattern 1 e ` 1 *44 � P 1 1 � 1 •� 1 1, AWEyI PsyssTp4AM wAY ` 1 vislR�D yro-tGT coyyccTonl � � �� Framework aLer[�r® Muir usE tt-.i� ` _ Creating connections DESIGGD TI►AIL 44NWG4TION Zz /// / 2 D r Framework r Street Character L G GK ST IL TR E .-.. - �F.TAtL LoMMERe� IAL AND Ac-TIVC W91AHAopLHoop FA E A--gs5l PEPESTR-1A,.J "4Y �� Ae-rlvE P-Erfi DEuTI AL 8"— Ll mixed use 11* 14' 1 8 12' residential DOWNTOWN COLLECTOR —— ♦♦ u c T V P E "TA-/e.o�rn tac lPL AwD ArT IJL IY{I�Mt��.M•�O Ft�w T A E nwss/ rertsr&,Aa W.y �t Y � � � A�rWL PSM as w71AL .� 1114l1f1f I • t RETML SikEEl - ; J deko \� "'ixed use residential 10'-12' 8' 11' 11' 8- 10'.12' mixed use rusidenual .• ACTIVE NEIGHBORHOOD STREET / i t $LCGK STF.ITUiE {{TA16/w.o'+F&—AL AND - =741ve F Rau T A S E Aw-{s5/ P cof—x,.a war residentia 8' 12' 8, 12' 32'ROW ACTIVE RESIDENTIAL STREET s I veytso Y vAv�w.; 20`ROW `ROW W,ROW F V4 - nil L.{- .■ M .+ I - i4 � .i�"4� \ '! Os a 1,�t — r I I� ►� �i , I ►f ► .fit.. �� '' '_- _ r:9� �', �� r I '1 !c�{1 it .. ► �.`41 I I ; JAL IL �pip ' - AGENT 1 . DUTY i. s>wo ,. If It _- i L 9 ti f Y �- ±� ` � �_ '- _ -1�y�� ; .¢e � �! �: i Shy �'? `y • .. -Tm-t. eo Ire .� } � !•'� p "r tri... Y � '` , p"h � y �_' h '. Jw- _ ±+�` .asp... � � '� 1 IQi• • ij1�r t��'•.� •K` 3 'lye : 46 rof >+i �s• .i 6�'{��Cb. L �. •.y� ,s ,�'�',� ice, f �.. •`{ y ` �. �,'. a - A6. ' PPP � 'T• ' -•- _ .. ,'• � � i- of . � _ _ - DL�, - ; .__ _. _ .- 1yr^ _�' ?��•'��_ � ,tet s "^'' _ ! ' , _. - r � ' � rll Ik- OW or N i rc Proposed Downtown Tigard TIGARD Code Amendmentsom� - At- lu LAIN ff E .. ;1�-. ��1 MII ..,w►►,I�Ililr��lc� X1 ,1 „ ,, :. _ . . ��t� � _ - �� _ I ►�� /( h1� UII��. i IIII 1/1 p ii 1� �� i i+A� � - r, Vis.., �1" " ��I�G� �qr•!`i��%i�''i� %,rr'y / 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-Malting Procedures(18.390) Commercial Zoning Districts(18.520) *Additional cbepters that may need updating to reflect new 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 Bross-etas. Sections added to existing chapters indicated by underlined and bold. Staff commentary appears in shaded box on right side. DRAFT a3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments / 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 II 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 HI-PC),or Design Review Board('lie III-DRB)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 type of decision-making procedure. 2 1 Proposed Downtown Tigard Code Amendments DRAFT#3 1 REVISED 5/1/09 Table 18.390.1 SUMMARY OF PERMITS BY TYPE OF STAFF COMMENTARY DECISION-MAKING PROCEDURE TYPE PERMITKAND CROSS-REFERENCE(S) I(18.390.030) Accessory Residential Units 18.710 Development Adjustments 18.370.020 B2 Design Review Compliance Letter(Track 1) 18.610 Home Occupation/lype I 18.742 Landscaping Adjustments •Existing Street Trees 18.370.020 C4a; 18.745 •New Street Trees 18.370.020 Cob; 18.745 Lot Line Adjustment 18.410.040 Minimum Residential Density Adjustment 18.370.020 C2; 18.430; 18.715 Nonconforming Use Confirmation 18.385.030A; 18.760 Parking Adjustments • Reduction of Minimum Parking Ratios 18.370.020 CSc;18.765 in Existing DevelopmentsfIlransit Imp. •Reduction in Stacking Lane Length 18.370.020 C5g;18.765 Signs •New 18.780 •Existing 18.780 Site DevelopmenVMinor 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 H(18.390.040) Access/Egress Adjustment 18.370.020 C3b Conditional Use/Minor Modification 18.330.030 Downtown Design Administrative Review 18.610 (Track 2) Historic Overlay •Exterior Alternation 18.740 •New Construction 18.740 •Demolition 18.740 Home Occupation/lype H 18.742 DRAFT#3 1 REVISED 5/1/09 Proposed downtown Tigard Code Amendments 13 TYPE PERMIT/LAND CROSS-REFERENCES) Land Partitions' 18,420,050 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/rransit Imp •Increase in Maximum Parking Rados 18,370.020 C5d;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 C8a; 18.798 Adjustment to Setback from Residences Appeals to Hearings Officer 18.390.04OG IIIA Conditional Use (18.390.050) • Initial 18.330.030 Hearings 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 HIB Historic Overlay—District Overlay— 18.385.010A; 18.740 (18.390.050) Removal of District Overlay 18.385.O1OB; 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 IIIC(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 be processed as either Type H 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 DRAF-r a3 1 REVISED 5/1/09 Chapter 18.520 Wt � � ' 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 be 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 miles,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 civic 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. CBB- Central Business Ot9ftict. The 6130 zoning district is designed to Frovide a concenirated central business district,eei tered on die EiWs historic downtown,ineltidilig DRAFT#3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 1 5 of i2 tinit#net acre, equivalent of die R 12 Wilhig district,and intilfi f��y housing STAFF COMMENTARY nfirrinitim density of 32 tijrlts/aereequivalent to the R-40 zoning district, me per , facilities with drove up windows, medical eenters,majo, e"nt entlerblinment and gasofine stations,me penititted condidoital1r. 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. The Commercial Zoning District A wide variety of commercial, civic, employment, mixed-use, multi-family known as the Central Business and attached single family residences are permitted. New development and District(CBD) will be changed to redevelopment is required to conform to the standards of Chapter 18.610. the Mixed-Use Central Business 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 categoriesfor the MU-CBD will bounded by Pacific Highway(Hwy.99),Highway 217 and 1-5.This zoning district permits a be inserted into Table 18.520.1, wide range of uses including major retail goods and services,business/professional offices, the"Use Table,"and will replace civic uses and housing;the latter includes multi-family housing at a maximum density of 25 the CBD zone.For Table 18.520.2 unitstacre,equivalent to the R-25 zoning district.A wide range of uses,including but not Commercial Development Standards, limited to community recreation facilities,religious institutions,medical centers,schools, the CBD column will be replaced by utilities and transit-related park-and-ride lots, are permitted conditionally.Although it is a column forMU-CBD. There 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 development 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. 1. MUC-1: Mixed Use Commercial— 1. The MUC-1 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 Tualatin 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 I REVISED 5/1/09 18.520.060 Additional Development and Design Guidelines A. Development/ esign 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. listing 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) Ail 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 fight to adjoining properties; DRAFT N3 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. B. interim tequirementg in the CB0 zone. i.fn the absence of an adopted design plan,the Wowing issues,tinder Subseefion . must be addres.sed for new developments as necessary to serve the use and provide fo projected pubhe fa�ty needs ofthe area,pursuant to Chapter i8.810 as determined+y tate Director. adoption of the design plan to aehieve the following objecIftest (i) The development shall address transit usage by residents, emplores and eustomers iF the site is within !A mile of a pubfie ttansit fine or transit stop. Specifie items to he addressed a.e as Wloms 8 1 Proposed Downtown Tigard Code Amendments DRAFT#3 REVISED 5/1/09 direct pedestrian aceess into the buflding(s)fron,transit fines or siops, STAFF COMMENTARY areas, paths shaH he marked for pedest.' I Section B.1: The language of Section B.1 will be serviees to eollecter and arterW streets,mid deleted as the new Chaptgr 18.610 replaces it. developments to use shared surfaee paridng,parld.tg sirtietures,or tinder strueture , Section 8.2: (2) The development shall faeifitate pedestriarAieyele eirettlation if the site is In the current Development Code, loeated on a street with designated hike paths or Oaeenf to a designated green- six properties are specified to be al- lowed to continue to be utilized for (a) Provision of effirient, eonvenient and confinuous pedestrian and 1-P Industrial uses after the noncon- forming use limit of six months:this dedicadon and construction of pedesttian and bike paths identified in the will continue,with the exception of 2S 12AA tax lot 4700, which has funds in the mnotint of the eonstrtietion cost be deposited into mi account changed uses from I-P Industrial to for the purpose of eonstructing paths-, commercial(currently a ballroom (b) Separation of auto and truck circulation aetivifies front pedestrian areas; dance hall.) These properties will (e) Eneouraging pedestrimi-oriented design by requiring pedestrian walkways retain their status and this section and street !eye A sides with pubbe aceess into the will be moved to Chapter 18.610. (d) Provision of Heyde pftidng as required under Subsection , and- (e) E11SUILeadequate autdoot fighfing by lighting pedestrian walkw7s and auto wear (3) Coordination of development within the action area. Speeffie iterns to he addiessed are as folfows, be grouped together Regulate shared aceess where appropriate. Prohibit fighting whieh shines on adjacent property, (h) Sifing and orientation of land use wikit eonsiders surrounding land use, Sereen eommereial and industrial use front single-&mily mid residential through 1midseaping,and (e) Provi8ion of frontage roa6 o. shared aeeess where f�asihle. B. MU-CBD (Downtown) See Chapter 18.610 for additional development and design objectives. 2.Existing noneortforming industrial simetures at the following leeabons may C011tintle to be tifilized for f-P fndustrisf uses after the noneonforming use limit of six flionths*Map 2S, i 2AA tax lot 4700,Map 2S f 2ACE;tax lot 100 and 202,Map 2S 4. -N-14 thm Ins 1403,Map 2S t 2BB tax lot f60,and Map 2S f 29A tax lot 300. C. Washington Square Regional Center. See Chapter 18.630 for additional development and design guidelines. DRAFT#3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 1 9 STAFF COMMENTARY h�f 4 .� The zone encompasses all of the -TAT Urban Renewal District,plus those - otber properties that are currently C G zoned CBD-PD and the two 1�� of the les Cl owned house �� • City-owned along Panno Creek. A-- - The zone change will require the 'Y4, adoption of a new map with new Comprehensive Plan designations. r .f 1 f i\ CW bW +1 Y •V 'Y Mixed Use Central Business Dist .J mo uos,an"a 04M r Proposed Land Use Table — MU-CBD ZONE 10 1 Proposed Downtown Tigard Code Amendments DRAFT#3 REVISED 5/1/09 (to be integrated with Table 18.520.1) 4�- dM =-M 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 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 Utilities C N C C Colleges N N N P Community Recreation P N N P Cultural Institutions 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 Outdoor entertainment P P R(15) C Indoor Entertainment P P P P Adult Entertainment C C N N 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 W Outdoor Sales N P N N Animal-related N N N N Motor Vehicle Related Motor Vehicle Sales/Rental C P/C [121 N R X Motor Vehicle Servicing/Repair R [181 P/C [121 N BA-X1 Vehicle Fuel Sales C C N R X Office P P P P Self-service Storage N C N RIX Non-Accessory Parking P P P P DRAFT#3 I 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 Manufacturing 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 P/R Rail Lines✓Utility Corridors P P P P Other C [191 C NA Wil 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 [121 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 [14] Restaurant permitted with restriction in size in conjunction with and on the same parcel as a commercial lodging use. [151 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.. [161 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) [181 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. [XJI Oaly for properties that were lawfully in existence( ss 1&rmitted,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 DRAFr#3 REVISED 5/1/09 Part 2: New Chapter STAFF COMMENTARY This is a nein section.For readability, test is not underlined. Chapter 18.610 TIGARD DOWNTOWN DISTRICT DEVELOPMENT AND DESIGN Development and Design Standards 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 functional, weU- 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 facades,art and landscaping. • Establish a unified and cohesive The impact of parking on the pedestrian system will also be limited. The downtown design character 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 housing 4.Promote Tgard'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: All 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 511!09 Proposed Downtown Tigard Code Amendments 1 13 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 three 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 H) that requires staff review utilizing clear/quantifiable standards. It applies to new Larger renovation projects and new development and renovation/remodeling projects fisted In 18.610.010.E.2. building construction may use Track c. Track 3. The Design Review Board Track provides for a Type ID 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 H decision for all other applicable standards(Type portunity for well-designed projects, III if a Conditional Use) which 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. finlike 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 authority is the the minimum required window coverage. Design Review Board.Atter 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 necessary for compliance (4) For commercial and mixed use developments,modification of up to 15 percent with 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 through 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. where it elects not to utilize Design (8) Any other project that is not listed under Track 2 Applicability StandarYls,satisfy applicable Design b. Process and Procedure Type: Objectives.In such acme,the public The Type I procedure, as described in Section 18.390.030 of this Code,shall apply bearing and decision will focus on to an application for Design Compliance Letter. The decision making authority is whetber 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. 14 1 Proposed Downtown Tigard Code Amendments DRAFT a3 I REVISED 5/1/09 c. Process and Approval Criteria: 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 E.2 Standards (Section 18.610.035.) Adopted from Site 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 protects. 18.765; 1. An increase in dwelling unit (4) A change in the type of commercial or industrial structures as defined by the density, lot coverage for State Building Code; residential development; 2 (5) An increase in the height of the building(s) by more than 20%; . 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; units An increase in vehicular traffic (7) An increase in the floor area proposed for a nonresidential use by more than to and from the site and the 10%excluding expansions under 5,000 square feet; (8) A reduction in the area reserved for common open space and/or usable open increase can be expected space which reduces the open space area below the minimum required by this exceed 100 vehicles per day; 10 code or reduces the open space area by more than 10%; . A reduction ofproject amenities below the minimum established b. Procedure Type: by this code or by more than The Type IT procedure,asdescribed 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 plan. authority is the Director. a.Recreational facilities; Applicants are required to identify how their proposed site/building plan meets the b.Screening;and/or design standards,through architectural drawings,illustrations,graphics,photographs, C. Landscapingprovisions. 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 1.3.390.050, 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 (18.610.035 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 standards that may be granted 1.General submission requirements.The applicant shall submit an application containing are listed in 18.610.045. all of the general information required for a Type H 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 F through K adapted from d. A landscape plan; Section 18.360 Site Development e. Architectural elevations of all structures;and Review. Currently,projects in the f. A copy of all existing and proposed restrictions or covenants. Tigard Triangle and Washington 3•All drawings submitted with applications for development using Tracks 2 and 3 shall be Square undergo Site Development 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,Projects 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. 1. 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 U 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 fled with the City Recorder assuring such installation within six months Section 18.610.015: after occupancy: Section A is based on the Washington 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 has some differences 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 arepermitted.As 18.610.015 Pre-Existing Uses and Developments within the the proposed development standards 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 fication 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 the fagade of an 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. The proposed 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 ifdestroyed,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 fdestroyed by fire,earthquake, and 18.610.035 Additional Standards.New conversions of residential buildings to non- or other 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 morepermissive 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 12DA 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 I.Highway 99W and Hall Boulevard Corridor sub-area is intended to create a"pulse- (the property where the Ballroom point" along the Highway 99W corridor. Located at the intersection of 99W and Hall Dance Facility is now located.) DRAFT 43 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 Scoffins St,CommerclA 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#3 REVISED 5/1/09 Map 18.610.A STAFF COMMENTARY 1 , 4 1 I Map 18.610.A shows the location of the sub-areas.Each sub-area has distinct height limits and setbacks. - The development standards are 4 listed in Table 18.610.1 below. The sub-areas are centered on existing streets, but also account for the -- i 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. y I Mixed use Central Business District Main street-ce„trat r-anrro-Burnham i scafins-Commercial 9M-HaA Corridor LBT-]� 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 COMMENTARY 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 a3 REVISED 5/1/09 2.Parking Location: 1 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 line. 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. L I I I I I I 1 I I � I g j Building j Buildin < I - L 0 Parking on the side or rear of buildings 0 L-1 landscape standard 0 Max.50%of site frontage 0 Landscape not required along shared prop.line O Min.10'setback 0 See Ch.18.745 for screening and landscaping requirements B.2 Parking Location DRAFT N3 I REVISED 5/1/09 Proposed Downtown 17gard Code Amendments 121 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 futish 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 m Equipment set back min.10 feel 6.3 Rooftop Features/Equipment Screening O 6 Sceen made of pr mart'e.tenor finish mate(ial.wood.a masonry 11.3.d.(1)Rooftop Features/Equipment Screening(architectural screen) 22 1 Proposed Downtown Tigard Code Amendments DRAFT#3 REVISED 5/1/09 ° STAFF COMMENTARY i' 1 . _. I m Green root features with eoergreen fouage B.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 stature/broad spreading at maturity and chosen from the Tigard Street Tree List unless otherwise approved by the City.If the use of large stature treestbroad 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 q3 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 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 a, kr the TSP update adopted with TSP update.) (in progress)with 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. Wasbington 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 N3 I 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 fine 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 line than the maximum street-facing side setback standard established in Table 18.610. I I I I I I j Building I I I I I I ®Maximum setback line 0 Lot frontage ®Min.50%of street-facing lot frontage occupied by buidling facade at setback line ®Building facade mayjog 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(4t')story. �I ;I 0 Min M's back A.Mb)Street Facade DRAFT#3 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 25 2. Primary Entry a. For Commercial/Mixed Use Buildings 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 Buildings: (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 Buildings: 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 f. 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 a3 REVISED 5/1/09 oEracrweNt mpcEL R,BLr-FrAL+ cec pri..NT MiCEI. 1184J FWAIV STAFF COMMENTARY o 'kms I t i O Primary entry doors oriented to street or public space ® Primary entry door oriented to street or public space ®Entrance is covered and/or recessed behind facade Q Entrance is covered and/or recessed behind facade O Max 6'balcony/deck projection Q Min 3':Max 6'projection Q Min 10'clearance ©Max 6'balcony/deck projection Q Min 30%windows ©Min 10'clearance O Upper windows vertically oriented O Min 60%windows A.2-4 Residential(Only)Building Q Min 3096wlndows Q Upper windows vertically oriented A.2-4 Commercial/Mixed-Use Building DRAFT#3 1 REVISED 511/09 Proposed Downtown Tigard 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. C 0 u o m A—itecturai bay 130—on center 0 Building lighting O Trensom windows ®Gro no noonwindowsill Q CCWmNpiiaster;post ®Blade sign 9 Sign band/storefront frieze B.1 Architectural Bays 28 1 Proposed Downtown Tigard Code Amendments DRAFT 43 REVISED 5/1/09 C. Integrated building facade 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 fagade(s); a base (extends from the sidewalk to the bottom of the second story or the belt course/string 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. - . s ,17 . e,s,, m Piot 0 T.i CA Integrated Building Facade(Commercial/Mixed-Use Building) DRAFT N3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 1 29 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). I e 0 O 5CMt•awre e.r n�a. Q so fewytpmrr. Q sa«whwyt>Ncmy Q Tom rp,uw m roof Was"mhaa r nd{ and Caen C2 Integrated Building Facade(Residential Only Budding 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#3 REVISED 5/1/09 Flat roof Hip roof Gabled roof Full mansard roof Dormers Shed roof T 7 t STAFF COMMENTARY Mai 0 Parspet/cornice must project rmn.12'vertically ®Eaves must project min.12'from fare of building O ParapWoornice must project min.6-from face of building 1„a Min.5/12 pitch 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 building 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. ■■ ■■,i . 101 PON o ID Primary entry door to the building located at comer ©Prominent architectural element within 20'of the a comer of the building 0 Corner min 10'from street corner and cut at 45 degree angle 0 special paving patterns.street furnishings,and - plantings near front door A.2-4 Commercial/Mixed-Use Building DRAFT#3 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 131 E. Assure Building Quality Permanence and Durability - Intent. Use building materials that evoke a sense of permanence and are compatible with STAFF COMMENTARY 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 slim coated concrete block where the foundation material is not revealed for more than 2 feet. (4) Mirrored glass E Open Space/Public Plaza Section F lattat: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.fl. a. Private Outdoor Space:For all residential only buildings and mixed use buildings with more than 4 residential units: F.2.a(1) (1) Each dwelling unit shall have private open space, such as a private porch, a A potential 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 Proposed Downtown Tigard Code Amendments DRAFT H3 REVISED 5/1/09 18.610.035 Additional Standards 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 adapted from cbapter the table) 18.360 site Demlopment Ream 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#3 I REVISED 511M 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!be design 18.610.050 Building and Site Design ObJectives (to be used with standards wiU have good design Track 3 Approval 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 sitelbuilding 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; or a Concurrently, and Promote Safety and Security y, after Design Review lllf&li[. 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 reviewed for compliance with the elements for pedestrians. Ensure that the ground floor promotes a sense of interaction other relevant cbapter 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 Councilor a subcommittee of the Aid Planning Commission.A potential configuration is five members with °t at least three involved in arcbitec- ture,landscape ambitecture,or a design specialty(to be determined). The pbotos are included as examples of demlopment that exempla the objective. � AM r) 1 34 1 Proposed Downtown Tigard Code Amendments DRAFT u3 REVISED 5/1/09 2.Create Cohesive Architectural Facades Int n. 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. F 3.Design Buildings with Integrated Facades Intent.Build upon and improve Downtown Tigard's architecture by creating an attractive and unified building facade that encourages ground floor activities, creates a visually interesting facades and roofs. to Z 4{ DRAFT#3 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 135 STAFF COMMENTARY 3 •ii., a, � F 1 4.Create Street Corners with.Strong Identity Intent.Create a strong architectural statement at street corners to create a strong identity and opportunities for activity.Establish visual landmarks and enhance visual variety. I If " _ 3 . C 36 1 Proposed Downtown Tigard Code Amendments DRAFT a3 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 STA FF 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. PIN X16 I M 6. Provide Adequate Outdoor Spaces Intent:Assure new residential units have adequate private and shared outdoor space. DRAFT#3 1 REVISED 5/1/09 Proposed Downtown Tigard Code Amendments 1 37 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 fagade 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 facade. 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 his—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 soli 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 a3 REVISED 5/1/09 Chapter 18.745 LANDSCAPING AND SCREENING STAFF COMMENTARY Table 18.745.1 BUFFER MATRIX 0 j c a F V C � c c o W R Q CO2 J o a : o " a c -1 -j m e 6 A F a c c C c v m i EXISTING/ABUTTING USE r 4`II 4`II 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 D Attached Single Units and Multifamily,5+ Units A A — C D C C E F C D Mobile Home Parks A A B — D C C E F C D Commercial Zones(CC,CG, CP,EBH) C C C C — A A D 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 projects 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 MAXIMUWI As part of reducing the minimum parking requirements in the MINIMUM Zane A Zone B Bicycle downtown,in Chapter 18.370 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 the minimum parking 1 bedroom: 1.25/DU(M) 1.0/20 DUs requirement may be authorized if 2 bedroom: 1.5/DU(M) 3 bedroom: 1.75/DU(M) (1) Use of transit,demand [g] managementprograms,and/or special characteristics of the customer,client employee or [51Usting 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 buildings or e-Existing buildings expected vehicle use and parking that undergo remodeling provided the original square footage of the bufldings t emain the sa 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 Transportation Engineers (ITE)vehicle trip generation rates and minimum city parking requirements,and [x] In the MU-CBD zone the minimum parking requirements for all multi-fatally units is 1.0/DU. (2)A reduction in parking will not have an adverse impact on adjacent uses. 40 1 Proposed Downtown Tigard Code Amendments DRAFT H3 1 REVISED 5/1/09 MCity of Tigard oil Memorandum _... _._...__. .. -No To: Tom Murphy, Chair City Center Advisory Commission From: Sean Farrelly, Senior Planner Re: Downtown Land Use Regulations and Design Standards Date: June 29, 2009 On June 17, 2009, the City Center Advisory Commission held a special work session to review the draft Downtown Land Use Regulations and Design Standards prior to considering their endorsement. For a number of areas of the proposed code, the Commissioners indicated their desire to be presented with alternatives to the proposed code language. 1. New arts related definition Purpose: The draft code classifies Light Industrial uses as "not permitted" in the zone. The Tigard Development Code includes the production of artwork and musical instruments in the definition of Light Industrial use. Although small scale businesses that produce art and craft work would likely be classified as a commercial use when applying for a permit, there was a desire to specifically call out that small scale arts-related uses were permitted. Proposed definitions (for Chapter 18.120: Definitions and to be listed in the MU-CBD hones as permitted uses) Custom arts andcraft work: Manufacture of crafts, art, sculpture, pottery, stained glass, musical instruments and similar items produced without the use of a mechanized assembly line. Pros: Calls out activities we would like to see in the Downtown Cons: Potential for abuse, activities could have offsite impacts. 2. Minimum Landscaping Requirements Purpose: Minimum landscaping requirements limit the amount of paved and built areas in a development. The requirements serve shade, stormwater, and aesthetic functions. For the Downtown, another purpose would be to "extend the green" of Fanno Creek Park throughout the Downtown. Current Tigard Development Code has this definition of landscaping: 1 Areas primarily devoted to plantings, trees, shrubs, lawn and other or anicgrvund coyer together with other natural or artificial supplements such as water courses,ponds,fountains, decorative lighting, benches, bridges, rock or stone arrangements,pathways, sculptures, trellises and screens. The Downtown draft code would allow the required landscaping to be on roofs or above the first floor on plazas, etc. Comparisons with other cities. The downtown Portland RX and EX zones have no minimum landscaping requirements. However, many of the high density mixed use, residential and commercial zones in neighborhood centers around the city have 15% minimum landscaping requirements. Downtown Milwaukie has several downtown zones that range from range from 0% to 20% minimum landscaping requirements. The zone that appears to be most similar in character to Main St., the Downtown Storefront Zone, has no landscaping requirement. Alternatives: A) Keep 10% landscaping requirement in draft code (20% in the Fanno-Burnham sub-area). Prvs: Provides reasonable shade, stormwater, and aesthetic functions, and potential incentive for green roofs. Cons. Not always practical for smaller lots, potential conflict with creating a more urban form. B) No required landscaping for Main St/Central sub-area, (except in parking lots and any required screening). Pms: Green Street project will have the effect of"extending the green" in this area. Small parcels on Main Street aren't always able to easily fit landscaping. Cons: No incentive for green roofs. C) Provide the option of a "fee in lieu of" landscaping. ProsMoney could be pooled to create larger common landscaped areas. Cons• No similar program found in Oregon. Limited examples nationwide. Would allow a site to be 100% paved and developed. D) Other... 3. Minimum rear setback requirement Purpose: Minimum rear setback requirements provide for air and light circulation, provide a buffer between buildings (as a mixed use zone, residential development may be constructed adjacent to a commercial building). Another intended purpose was to provide an incentive for alleys. Alternatives. 2 A) Keep draft code rear setback minimum of 20 feet. Pros: Provides an incentive for dedication of land for an alley. (No setback would be required if alley was dedicated and/or constructed) Cons: Uncertain if alleys would be constructed due to expense and need for neighboring development to build. 20 ft. setback may be excessive for small lots. B) Smaller minimum rear setback (e.g., 10 ft). Circulation Plan determines where alleys will go. Pros. More land available to be built on. Cons: Less incentive to provide for alleys. C) Other... 4. Motor Vehicle Service and Repair as a Restricted Use Purpose: Downtown Tigard is home to a number of auto repair businesses. The draft code proposes to make them a Restricted use,which would allow the present businesses to remain, but not allow new businesses of this type. This is a more permissive classification than the present CBD Zone, which classifies them as not permitted (the use is currently permitted in the C-G zone.) Alternatives.- A) lternatives.A) Keep as a Restricted use. Pros: Puts a cap on the number of auto repair businesses, while allowing the existing ones to continue operation. Consistent with Metro 2040 guidance for Centers. Cons: Could prevent development on an existing property with an auto repair business, if they wanted to move elsewhere in the district. B) Allow as a Conditional Use. Pros: Would allow an auto repair business to relocate within the district; conditional use process can set conditions on operation to reduce off-site impacts (noise, etc.). Cons: Would allow new auto repair uses to be established in the district. Not considered conducive to be adjacent to housing. C) Other... 5. Self-Storage as a Restricted Use: Purpose: Two self-storage businesses are found in the Downtown Urban Renewal District. The proposed code would make this use a Restricted Use to allow the current businesses to continue, but not allow new businesses of this kind to be established. The use is currently Not Permitted in the CBD zone and a Conditional Use in the C-G zone. 3 Alternatives: A) Keep as a Restricted use. Pros: Puts a cap on the number of self-storage businesses, while allowing the existing ones to continue operation. Cons: Could prevent development on an existing property with a self-storage business, if they wanted to move elsewhere in the district B) Allow as a Conditional Use. Pros: Would allow a self-storage business to relocate within the district; conditional use process can set conditions on operation to reduce off-site impacts. Cons. Self-storage units are considered a low-intensity and low-employment use of land that is not in keeping with land uses of a Town Center. C) Other... 6. Reduction of Commercial Minimum Off-Street Parking Ratios Purpose.- The purpose of a minimum off-street parking ratio is to ensure that adequate parking is provided for a use. This prevents off-site parking impacts to neighboring businesses or residential areas. Other than Downtown, most streets in Tigard don't have adequate space for on-street parking. Reducing parking minimum ratios would reduce the amount of land dedicated to parking lots, and could lessen an impediment to development in the Downtown. Most regional and Town Centers around the region have relaxed parking ratios for many uses. Alternatives: A) An interim 25% reduction in commercial parking minimums. Can include a recommendation that performing a parking study is a CCAC priority. Pmr.• Provides incentive to development. Comparable 25% reduction has been used in other Town Centers (Lake Oswego). Cons.- Reduction is not based on a study. B) Some other percent reduction in commercial parking minimums. Pros: Lower parking ratio, potentially greater incentive for development. Cons: Reduction is not the result of a study. Could create shortage of on-street parking in future. C) No reduction at this time, until after parking management study is completed. Pms. New parking minimums would be based on a comprehensive analysis of the Downtown. Cons. No guarantee that parking study will occur this fiscal year. New development is discouraged in the interim. 4 D) Provide a fee-in-lieu of parking. Pros.- City can collect fees to provide a future parking structure. Cons. Recommended fee is considered half the cost of a structured parking space, which might be too high from a development perspective (if the development was going to use surface parking). Might be a good topic for parking study research. E) Other... CCAC Endorsement of Draft Code: In order to commence Planning Commission public hearings in September, the CCAC endorsement of the draft document is needed at the July meeting. This is due to the fact that a 45 day notice must be provided to the Department of Land Conservation and Development prior to the first public hearing. 1ALRP1,N\D0WNT0WN\CCAC Meetings 210\7-July 2W9\a1ternative.memo 6-30-09.docs 5