10/26/2005 - Packet Completeness
Q Review for Boards,
IN
Commissions and
Committee Records
CITY OF TIGARD
Planned Unit Development Committee
Name of Board, Commission or Committee
October 26,2005
Date of Meeting
To the best of my knowledge these documents are a complete copy of the official record.
A copy of the final approved minutes of this meeting was not on file. I have included the
Draft meeting minutes which is the only copy of the October 26, 2005 minutes that is
available.
C.L. Wiley
Print Name
Signature
1/30/2013
Date
CITY OF TIGARD OREGON - COMMUNITY DEVELOPMENT - CURRENT PLANNING DIVISION
PLANNED DEVELOPMENT REVIEW
COMMITTEE MEETING
WEDNESDAY - OCTOBER 26, 2005
7:00 - 9:00 PM
TIGARD PERMIT CENTER CONFERENCE ROOM #3
1. ROLL CALL
2. DISCUSSION: PROPOSED CODE CHANGES
3. ADDITIONAL AGENDA ITEMS
ADJOURNMENT
. Page 1 of 1
Planned Development Code Review Committee
October 26, 2005
Draft Meeting Minutes
1. No roll call was taken or prior meeting minutes adopted.
2. Planning Manager Dick Bewersdorff opened the meeting by introducing James
Richardson as the new staff liaison to the Committee.
3. An open discussion of planned developments in general and the current form of
Option 2 ensued. Three definable directions were given to staff:
• Refine the review process to reflect a progression from Concept Plan to Detail
Plan to Overlay Zone. It was recommended that application of the Overlay Zone
would lapse and not take effect if the Detail Plan were not implemented within
specified time frames. This is a change under 18.350.020 B(1-3).
• One member suggested that a one to one match be established between
submittal criteria and approval criteria in order to establish consistency between
Concept Plan and Detail Plan reviews.
• The Committee requested that staff evaluate whether the Committee
recommendations from May 2005 were implemented under the present draft of
Option 2. A discussion of each of those recommendations followed.
4. Next meeting is tentatively scheduled for November 16, 2005 at 7:00 PM. The
October meeting was adjourned at 9:30 PM.
Meeting attendees:
Committee Members Present: Bill McMonagle, Ron Ellis-Gaut, John Frewing, David
Walsh.
Committee Members Absent: Sue Beilke, Gretchen Buehner, Alice Ellis-Gaut, Charles
Schwarz
Staff Members Present: Dick Bewersdorff, James Richardson
MEMORANDUM
TO: PD Committee
FROM: Dick Bewersdorff
RE: Draft Chapter Reorganization and Tool Box
DATE: October 18, 2005
After about 3 man days of work, I think I have pieced together the results of your July
20, 2005 meeting.
Enclosed are copies of the reorganized PD chapter and the tool box. Please review. In
my review of the chapter, I had a multitude of questions and want to make sure I
understand what the committee has in mind before submitting to the Council. Morgan
indicated some work was still necessary on the tool box but other than for solar {
considerations, there is no specific information on what else was to be done. I want to
be sure I understand what the intent was in the use of the present document so there
are no legal hang-ups given the present wording.
Finally, I will introduce to you new Associate Planner James Richardson who will be
working on the final stages of this proposal. James has separate degrees in
engineering and planning, has done development review as well as development
design, in addition to developing code amendments specifically related to PD's. His
background and experience should be very beneficial.
OPTION 2 — Reorganize Chapter
Summary of Major Changes
Reorganization.
The chapter was reorganized to consolidate several sections, and create a logical
progression of the other sections. The committee expressed concern that in PD
applications, there was not enough of a distinction between the concept and detailed
plan. Upon closer examination of the existing code text, staff found that the code itself
did not clearly distinguish the three parts of the process. Elements of approval criteria
were dispersed throughout the chapter. The code has been reorganized, setting forth the
overall purpose, an outline of the process, miscellaneous procedural requirements,
followed by distinct sections for the three elements of the PD process: the overlay zone,
the concept plan, and the detailed plan.
Revised Purpose Statement.
The committee spent considerable time drafting an updated purpose statement to reflect
current trends in development and community desires. A greater balance between
development opportunities and contributions to the community assets was sought.
Environmental considerations were made more central to the purpose of the PD code.
Mandatory Open Space Requirement.
In addition to requiring a certain percentage of open space, the committee made
deliberate distinctions in the types of open space (minimal use, passive use recreation,
and active use recreation). Changes to the definition chapter were added.
Submittal Requirements
Significant additions were made to submittal requirements as well as approval criteria for
overlay zones were created.
Substantial Changes in the Approval Criteria for Detailed Development Plans.
This section was reworked to create consistency between the purpose statement and
the review criteria, as well as incorporate the recommendations of the committee.
Explanation of Formatting
These text amendments employ the following formatting:
Stri'- gh- For text to be deleted
[Bold and Italic[- For text to be added
Boxed - For staff notes and comments related to specific amendments.
These are not part of the proposed codified text.
Chapter 18.120
DEFINITIONS
[55. "Density bonus"-Additional dwelling units that can be earned as an incentive for
providing undeveloPed oPen sPace landscaping, architectural character, or tree canopy
as
defined further in this code.]
Page 1 of 25 June 29, 2005
187. "Landscaping"—Areas primarily devoted to plantings, trees,shrubs, lawn and other
organic ground cover 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.]
1104. Open Space Facility related definitions. Open Space Facilities may be privately or
publicly owned.
a. Minimal Use Facilities.Areas reserved for low-impact recreation, limited to soft
surface trails which are minimally maintained No other improvements(apart from
underground utilities) are allowed
b. Passive Use Facilities.Areas reserved for medium-impact recreation and education
uses related to the functions and values of a natural area that require limited and low
impact site improvement, including soft surface trails, raised walkways,pedestrian
bridges, seating areas, viewing blinds, observation decks informational signage,
drinking fountains,picnic tables, interpretive centers, and other similar facilities.
Accommodations for ADA access shall be provided where site considerations permit.
c. Active Use Facilities. Areas reserved for high-impact recreation that require a greater
degree of site development and/or ground disturbance;such as sports fields,
playground equipment,group picnic shelters,swimming pools, hard and soft surface
pathways, restrooms, and similar facilities.]
[Renumber definitions after#55 according to the above amendments]
Chapter 18.350
PLANNED DEVELOPMENTS
Sections:
18.350.010 Purpose
18.350.020 The Process
18.350.030 Administrative Provisions
18.350.040 Noneomplionee., good
18.350.050 Appliesbilit-y in COMMeFeial and industrial Zones
18.350.060 Allowed Use-s
18.350.070 Applienbility of the Base Zone Development Standard
18.350.080 E*eeptions to Underlying Development Stolid
118.350.040 Overlay Zone Requirements]
:99A[18.350.0501 Conceptual Development Plan Submission Requirements
118.350.060 Detailed Development Plan Requirementsl
18.350o 110 Shared Open Speee
18.350.010 Purpose
A. Purpose. The purposes of the planned development overlay zone are:
standar-ds, i.e.,zero lot lines,namewer-sfFeets, and etheF innevative planning pFaefiees
2. To faeiliWe the effleient use of ,
3. To pr-eniete aft eeen Rent efland ebuildings, systems,
open
Spm, and- ies;
Page 2 of 25 June 29, 2005
development to a paFtieulaF site;and
divefsified ii ' Rents.
[l. To provide promote development that is consistent with Tigard's Comprehensive Plan
through the application offlexible standards which consider and mitigate for the
potential impacts to the city;and]
[2. To provide such increased benefits such as preserved wildlife habitat or open space,
alternative building designs, walkable communities,preservation of significant natural
resources,aesthetic appeal, and other types of assets that contribute to the larger
community in lieu of strict adherence to some of the rules of the Tigard Community
Development Code,and]
[3. To achieve unique neighborhoods(by varying the housing styles through architectural
accents, use of open space, innovative transportation facilities) which will retain their
character and city benefits, while respecting the characteristics of existing
neighborhoods through appropriate buffering and lot size transitioning; and]
[4. To preserve to the greatest extent possible the existing landscape features and
amenities(trees, water resources, ravines, etc.) through the use of a planning
procedure(site design and analysis,presentation of alternatives, conceptual review,
then detailed review) that can relate the type and design of a development to a
particular site;and]
[S. To consider an amount of development on a site which will provide a benefit to the
owner and developer consistent with the degree of positive or negative impact to
neighbors and to the public resources and facilities of Tigard; and]
[6. To provide a means to better relate the built environment to the natural environment
through sustainable and innovative building and public facility construction methods
and materials.]
18.350.020 The Process
A. Applicable in all zones.The planned development designation is an overlay zone applicable
to all zones. [An applicant may elect to develop the project as a planned development, in
compliance with the requirements of this chapter, or in the case of a commercial or
industrial project an approval authority may apply the provisions of this chapter as a
condition of approving any application for the development.]
Staff note: The added text was moved to incorporate 18.350.050 Applicability in
Commercial and Industrial Zones.
B. Elements of approval process.There are three elements to the planned development approval
process,as follows:
1. The approval of the planned development overlay zone;
2. The approval of the planned development concept plan; and
Page 3 of 25 June 29, 2005
3. The approval of the detailed development plan[and/or preliminary subdivision plat].
Staff note: "preliminary subdivision"plat was added for clarification, as related to section
D below.
Staff note: Revisions to the fee schedule should be incorporated to relate to the three
elements of the approval process.
1.e. Planned Development
Overlay Zone $3,040(same as zone map change fee)
Concept Plan Review$6,770 (current fee)
Detailed Plan Review Applicable SDR or Subdivision Fee
C. Decision-making process.
1. A new planned development overlay zone shall be processed by
means of a Type I11-PC procedure, as governed by Section 18.390.050, using approval
criteria contained in Section 18.350.100[18.350.040].
[2. The concept plan shall be processed by means of a Type III-PC procedure, as governed
by Section 18.390.050, using approval criteria contained in Section 18.350.050.1
2:[3.1 The detailed development plan shall be reviewed by means of a[Type III-PC]
procedure, as governed by 18.390.040,to ensure that it is substantially in compliance
with the approved concept development plan.
3.[4.1 In the case of an existing planned development overlay zone for any other type of
application,the application shall be reviewed under the provisions required in the
chapters which apply to the particular land use application.
D. Concurrent overlay zone,afid conceptual plan[, and detailed development plan]
applications. The application for the overlay zone and for approval of the conceptual
development plan may be heard concurrently if an application for each of the actions is
submitted.[On residential or mixed use projects over 5 acres, the detailed plan shall be
filed separately, unless the director waives this requirement. For commercial or industrial
development, the detailed plan shall be filed separately. If the application involves
subdivision of land, the applicant may also apply for preliminary plat approval and the
applications shall be heard concurrently. All applicants are advised that the purpose of
separating these applications is to provide them clear direction in developing the detailed
plans. Rejection of the concept plan will result in a corresponding rejection of the detail
plan.]
Staff Note: The five acre threshold was added since these larger projects will typically
have more issues in determining arrangement of uses, and other basic concepts of the
planned development than smaller projects. It was noted that there may be instances
where this distinct separation is not so essential, say for example a 5.02 acre single
family development. It was also made clearer that the purpose of the separation of the
concept from the detail plan is to assist the applicant.
E. Gonetiffent aver-lay zone and subdivision appliea4iens. if the appheation ifivelves subdivision
[E. In the case of concurrent applications for overlay, concept, and detailed plans including
subdivision applications, the applicant shall clearly distinguish the concept from the
Page 4 of 25 June 29, 2005
detailed plan. The Planning Commission shall take separate actions on each element of
the Planned Development application (i.e. approval of the overlay must precede the concept
approval, which shall precede the detailed development approval); however each required
action may he made at the same hearing.]
Staff note: The committee discussed separating the overlay and subdivision into two
separate applications. The general consensus was to allow a joint filing of the
application, but place greater emphasis on having the applicant clearly distinguish the
two parts instead of merely "proposing a concept which is the detail' Additional text was
added to clarify the three parts of the process and to require the Planning Commission to
take distinct separate actions on each element of the PD.
Staff note:A 5-acre threshold for requiring separate applications is recommended for
larger residential and mixed use projects to afford time between developing the concept
and the detail plan to offer the greatest flexibility to the decision makers during the very
formative stages of the planning process for a site. Commercial-only and Industrial-only
projects are required to submit separate applications for concept and detail plans.
18.350.030 Administrative Provisions
A. Zoning map designation. Where a planned development overlay zone has been approved,the
zoning map shall be amended to indicate the approved planned development designation for
the subject development site. The approval of the planned development overlay zone shall not
expire.
[B. Prerequisite for filing of concept plan. If the applicant did not file for concurrent approval
of the overlay and concept plan,prior to filing a detailed development plan, the owner shall
prepare and file a conceptual development plan.Action on the conceptual development
plan shall he taken by the Planning Commission by means of a Type III-PC procedure, as
governed by Section 18.390.050, using approval criteria in 18.350.050.1
Staff note: The current code is inconsistent in its application of the three elements to the
PD. To resolve this, a new section has been added to address applications that are
developed following the overlay zone approval, when not done concurrently.
1-:[C.] Time limit on filing of detailed development plan.[If the overlay zone, concept, and
detailed plan or preliminary plat were not heard concurrently, the owner shall prepare and
file with the Director a detailed development plan]within 1-1/2 years after the date of
Commission approval of the conceptual development plan.the ownef shall prepare and file
with the P eeter a detailed aeveleHme^t^l�n. Action on the detailed development plan shall
be[taken by the Planning Commission by means of a Type III-PC procedure, as governed
by Section 18.390.050, using approval criteria in 18.350.060.1 fn iste.;.,1 and Wien by the
Di.eete.by FAeans ec„ Type 11 r edur-e as geveme,1 by ce,etien 18.390.040, .1
~l�belew�
1 The Di feete.-shall , e the detailed .1eyelepment plan upen finding that the final plan
.f fms with the , eptu l deyel(..,..,e.,t plan ., ed, of appfeved with eenditions-
by the Gemmission. The detailed plan shall he appr-eved unless the 11;. .eto,-f:n(lr
a. The eha - . the residential densities, ifiereases the lot eever-age by btfildifigs-
educes the ,t of p «king.
h The eh . Te a 1., e�the . nt,. epe., and lafids..apifig
v. f ,
e. The ehange ; elves a ehange ;
e,
Page 5 of 25 June 29, 2005
d. The el.ange e its land to development w1 ieh : .-.tally sensitive o
e. The el.ange involves., major-shift in the Wa tion of buildings, pfoposed st..eet&
par-king let > easements, E)r-other-site .
2 A .deersion by the Difvete..may be appealed by the ., .Bean.„ other-eff ete.dlap p-eyed
,..ties to the!''....mission and the Commission shell deeide whethe«the detailed
based on the efiter-ia t 4..th in Subseetion 1 efthis seetion. This appeal shall be
govemed by provisions of Seetion 18.390-.040&.
Staff Note: This section was deleted because now the detailed development plan is
required to be heard by the planning commission, and the review criteria apply to the
detailed plan and not the concept plan.
C-./D.1 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 have been made on the original conceptual development plan as approved by
the Commission;
2. The applicant can show intent of applying for detailed development plan[or preliminary
plat)review 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.
DJE.J Phased development.
1. The Commission shall[may]approve a time schedule for developing a site in phases, but
in no case shall the total time period for all phases be greater than seven years without
reapplying for conceptual development plan review.
2. The criteria for approving a phased detail development plan proposal are that:
a. The public facilities shall be constructed in conjunction with or prior to each phase;
and
b. The development and occupancy of any phase shall not be dependent on the use of
temporary public facilities.A temporary public facility is any facility not constructed
to the applicable City or district standard.
€[P] Substantial modifications to conceptual plan.[If a detailed development plan or
preliminary plat does not substantially conform to the conceptual plan, a new conceptual
development plan shall be required.]
[G. Noncompliance. Noncompliance with an approved detailed development plan by the
developer, owner or successors and interests shall be a violation of this chapter.]
Note: moved from 18.350.040.A
[H. Issuance of occupancy permits. The development shall be completed in accordance with
the approved detailed development plan including landscaping and recreation areas before
any occupancy permits are issued However, when the Director determines that immediate
execution of any feature of an approved detailed development plan is impractical due to
climatic conditions, unavailability of materials, or other temporary condition,the Director
shall, as a precondition of the issuance of a required permit, require the posting of a
Page 6 of 25 June 29, 2005
performance bond or other surety to secure execution of the feature at a time certain not to
exceed one year.]
Note: moved from 18.350.040.
18.350.040 Neneemplianee, Bond
A. Neneemplianee.Nefteemplianeewith an appr-eved detailed developmeiit plan shall be -a
violation of this ehaptff.
exeetifien of any fiaatufe of an appFON'ed detailed development plan is impffietieal due to
elim. ie , n d:tions anavailability,.4'.,,..to..:ak OtheF teffi ,.aFy eandit;on the DiFeete
8?keee
Note: moved to 18.350.03
18.350.050 Applieubilivy in Commereial and WUStFiftl Zones
B. Aseenditiefiefappre,.,alineemmer-eialafidindustfialdeN,elopments. AfiappFON,alatitiief:it�,
May apply th -f this..hapto as a n.d:tie of a anynl; at;,.
Note: moved to 18.350.020.A
18.350.060 A'lowed Uses
Note: moved to 18.350.05
A. inoidzones. residentialos, .,
residential in all ..I: nt with a planned dee,ol «t
appr-eval may develop the site to eantain a mixtum ef uses subjeet to the densit�,provisions of
1 All uses allowed eutright :n the . n,ded)':n,. g dist,-iet•
,
2. Single family,det..ehe d and .,tt.,ehe d sident:al . nits•
3. Puple%residential ufiits-,
4. Multi family Fesidential units;
6 Aeeesse n leomfner-eial uses .d: e 1. sem,ing the planned development only
..,d Ayhi,.l. .. ,..t,..n.,...,,. ..to.d with, but..l0a.•1., : ..:aontal to,the.-e ;.ao..t:,,l ,
e
peFmitted in the zone;
> athlefie eitib, fitness eentff, Faraquetbak eouf4, swimming pool,
tennis ,A O :1..
e�
9. OutdoOF Fee golf e golf dFiViRg e tefifliS ,
OF similar-ttse,-and
10. ReereatieRal vehiele storage area.
Page 7 of 25 June 29, 2005
B. if, e8ffiffia .,1 ZORaS. i„ MI e e el ZORa afi fJ: ffr With a f,l., ed de elm, eN
appFOVal may develop the site to eentain al i ef the uses pemioed outright IR the tlfldeF!)'iRg
ZONe .,d, ifi .,dd:ti0 fi, fHa* MUMf 7501% fhoore tetel g S finer area , he used for- „lt:
faFHil)'ElWelliRgS :H thE)Se eOffiffieFelal zones thm de net fist mtiki family dwellings as an
G. in :f,d„stFial zenes. in all :f,d„str:.,l zenes, a planned development shall nt.,:f, of,l„these
18.350.070 ApplieebUity el:the Base—7 one Development Standards
Note: moved to 18.350.06
1. Lot dimensional standards: The fninimtim lot size, lot depth and let width standar-ds shall
fiet apply e*eept as Felmed to the density eemputation under-Chapter ;
apply;2. Site e0l,'efage! The Site e8k'effige pr-evisieRs of the base zene shall
3. Building height: The building height pr-evisiefis shah fiat apply; ,f,d
be the same as that r-eqUiFed by the base zone unless other-wise pr-evided by Chapte
18.360;
b. The side yard Setbaek PFOVOSiORS Shall HOt appl)'eNeept that all detaehed stmetur-es
shall ..feet the i nif;.m Building Code requirements.fef:fire walls; and
e. Cr «t. rd fid «eaF rd setb eL e e ef,rs r,the base e setbara shell er
(2) A minimum front�I-FI.rd-sw4th-me-li -of eight feet is required for an),gar-age ep
feF afi attwhed single family dwelling faeifig a ffivate street as long as the
B. OtheF pf:evisieas efthe base zene. All other-pr-evisiefis efthe base zene shail apply exeept a-s
modified by this ehapteF.
18.350.080 Exeeptions to Underlying Development Stands
Note: moved to 18.350.06
based en findings thm!
1 The m fieF e e f,ptioof greater-eterh
than 10 fie e.,r of the_«ee,,:«ed par-king;
2 e«e
• e „f, „ f,g r.erlig anTh : rt :tF r S .,r
2. The applieation is for-a use designed for-a speeifie puFpese whieh is intended te be
h : L: d there:� «:ttef, a .:denee that the p petzty
�
OWReFS are willing te enter-into a legal affeement; eF
4. Pub!ie fr-aftspeFWieH is avaiiable to the ;i ie standaMs and will net adver-sely
S. Thee iS a eOMMU„:t., ince«e..t :f, the f, e e .,tial, of paFt:e„ler natural foet„res efthe site
„h:eh Make :t .,rhe f,..hl:e :f,teresr tee «,t afl «.tion to f.erL:f,,. standaMs.
Page 8 of 25 June 29, 2005
dimensional in4l 6efie based en findings thm,
s ;
7 The eye . .F adequate trate ide..«:4: io.,eatof the use n the p pef4y; and
e ee
3. The Sign�,ill be eempatible with the ever-all site plan, the str-uetur-al impr-ovef:nefits and
,with the stfuetur-es and uses on adjoining pf:epef:ties.
0
18.350.040 Planned Development Overlay Zone Re uirements
Staff Note: This is a totally new section developed to address the shortcomings of using
the somewhat irrelevant zoning map and text amendment criteria of 18.380. The basis
for determination of applying a PD should be particular site constraints or opportunities,
and an evaluation of whether such an overlay zone is appropriate for a given site.
[A. General submission requirements. The applicant shall submit an application containing
all of the general information required for a Type III-PC procedure, as governed by
Section 18.390.050.1
[B. Additional information. In addition to the general information described in Subsection A
above, the application for a Planned Development Overlay Zone shall include the
following information,the detailed content of which can be obtained from the Director.
1. Vicinity Map
Z Tax Map identifying subject parcel
3. Survey Data.An aerial photograph and an accurate survey showing the following
information:
a. Scale,north arrow, benchmark, and date of survey
b. Tract boundary lines
c. Easements:location width, and purpose
d Names and locations of existing road rights-of way on or adjacent or across streets
to the tract, including bridges, curbs,gutters, driveways and culverts
e. Position of buildings and other structures such as foundations, walls,fences,steps,
and paved areas
f. Utilities on or adjacent to the tract-location of gas lines,fire hydrants, electric and
telephone pole& and street lights; and direction, distance to,and size of nearest
water mains and sewers and invert elevation of sewers
g. Location of wetlands,springs, streams, bodies of water, drainage ditches,
watershed areas,flood plains, and other physical features
h. Outline of wooded areas with names and condition of plant material
i. General topographic information
j. Additional information may be needed, depending on site complexities such as soil
information and studies of the geological structure of the site. Requirements for
additional information will be determined during the preapplication conference.)
[4. Basic Site Analysis. The physical analysis of the site is developed primarily from field
inspections. Using the survey, the aerial photograph, and where warranted, infrared
Page 9 of 25 June 29, 2005
aerial photographs, the site designer, working in the field and in the office, verifies the
survey and notes site design determinants. These should include, but not be limited to
the following:
m Areas of steep and moderate slopes
b. Macro and microclimatic conditions, including sun angle during different seasons;
prevailing breezes; wind shadows;frost pockets; and sectors where high or low
points give protection from sun and wind
c. Potential flood zone and routes of surface water runoff
d. Possible road access to the site, including potential conflicts with existing road
systems and carrying capacities of adjacent roadways.
e. Pedestrian,bicycle and transit access
f. Natural ecological and aesthetic areas as designated by Goal S.
g. Significant wildlife habitats that would be affected by site modification according
to a wildlife assessment together with a list of mitigation measures or limitations.
h. Soil conditions relative to supporting plant material, areas suitable for
construction, erosion potential and septic tanks, if relevant
i. Geological considerations relative to supporting structures
j. Exceptional views,objectionable views(use photographs)
k. Adjacent existing and proposed land uses and zoning classifications within 500 feet
with notations on compatibility and incompatibility
1. Potential noise sources,particularly noise generated from traffic that can be
mitigated by using plants, berms, and walls and by increasing buffer distance
between the source and the receiver.]
[C. Approval Criteria. An application for approval of a Planned Development Overlay Zone
must provide findings which shall be reviewed according to the following criteria and not
the criteria of 18.380. In determining whether a site is appropriate for a Planned
Development Overlay Zone, the Commission shall find that at least one of the following
criteria is met.
1. The site is unusually constrained by parcel size or configuration.
2. Access to the site is constrained by preexisting development.
3. The site is constrained by the presence of sensitive lands.
4. There are other unique circumstances that prevent the site from being developed in
conformance with the applicable standards in this Title.
S. In the case of a consolidated application for overlay and concept plan approval, the
applicant has demonstrated that the site lends itself to an innovative planning
approach, that cannot be achieved through a standard application of the Development
Code standards.
6. In the case where the approval authority has required a planned development review as
a condition of approval for a commercial or industrial development 18.350.020.A, the
overlay zone shall automatically be applied.]
18.350 118.350.050 Conceptual Development Plan Submission Requirements]
A. General submission requirements. The applicant shall submit an application containing all of
the general information required for a Type 11114[-PC]procedure, as governed by Section
18.390.050[and the additional information required by 18.350.040.B.]In addition,the
applicant shall submit the following:
1. A statement of planning objectives to be achieved by the planned development through
the particular approach proposed by the applicant. This statement should include a
description of the character of the proposed development and the rationale behind the
assumptions and choices made by the applicant. [The statement should be explicit in
Page 10 of 25 June 29, 2005
defining the architectural style, and what sorts of innovative site planning principles
are utilized including any innovations in building techniques that will be employed
Furthermore,the statement should explain how the proposal relates to the purposes of
the Planned Development Chapter as expressed in 18.350.010.
Staff Note:A stronger tie-in with the purposes of the planned development principles is
included here. While the purpose is not a review criteria, the burden of explaining how
the proposal meets these goals should fall upon the applicant.
2. A general development schedule indicating the approximate dates when construction of
the planned development and its various phases are expected to be initiated and
completed.
3. A statement of the applicant's intentions with regard to the future selling or leasing of all
or portions of the planned development.[In the case where a residential subdivision is
proposed, the statement shall include the applicant's intentions whether the applicant
will build the homes, or sell the lots to other builders.]
B. Additional information. In addition to the general information described in Subsection A
above,the conceptual development plan, data, and narrative shall include the following
information the
1. Existing site conditions;
2. A site concept[including the types of proposed land uses and housing types, and their
general arrangement on the site];
3. A grading concept;
4. A landscape[vegetative cover]concept[indicating a percentage range for the amount
of proposed open space and landscaping, and general location and types of proposed
open space(s)];
[5. Parking concept]
-5-.[6.] A sign concept;aPA
6-.[7.] A copy of all existing/and/]or proposed restrictions or covenants[,]
[8. A streets and utility concept,and]
[9. A Structure Setback and Development Standards concept, including the proposed
residential density target if applicable]
[10. The pedestrian,bicycle and access concept including routes to transit,schools and
other neighborhood activity centers.]
C. Allowable Uses
Staff Note: these were moved from 18.350.060
[I. In residential zones. In all residential zones, an applicant with a planned development
approval may develop the site to contain a mixture of uses subject to the density
provisions of the underlying zone and the density bonus provisions of 18.350.100 B2.
The following uses are allowed with planned development approval:
a. All uses allowed outright in the underlying zoning district,
b. Single-family detached and attached residential units,
c. Duplex residential units;
d. Multi family residential units;
e. Manufactured homes;
Page 11 of 25 June 29, 2005
f. Accessory services and commercial uses directly serving the planned development
only and which are customary or associated with, but clearly incidental to the uses
permitted in the zone,such as personal services,preschool or daycare, and retail
uses less than 5,000 s f. in sum total,
g. Community building;
h. Indoor recreation facility;athletic club,fitness center, racquetball court,swimming
pool, tennis court or similar use,
L Outdoor recreation facility,golf course,golf driving range,swimming pool, tennis
court,or similar use;and
j. Recreational vehicle storage area.]
12. In commercial zones. In all commercial zones, an applicant with a planned
development approval may develop the site to contain all of the uses permitted outright
in the underlying zone and, in addition, a maximum of 25% of the total gross floor
area may be used for multi family dwellings in those commercial zones that do not list
multi family dwellings as an outright use.]
[3. In industrial zones. In all industrial zones, a planned development shall contain only
those uses allowed outright in the underlying zoning district.]
[D. Approval Criteria. Application submittals must include findings to provide the
Commission the basis to make findings that the following criteria are satisfied when
approving or approving with conditions,the conceptual plan. The Commission shall make
findings that the criteria are not satisfied when denying an application.]
[l. The concept plan includes specific designations for areas of open space, their intended
level of use, and how they relate to other proposed uses on the site]
12. The concept plan identifies areas of significant natural resources and identifies
methods for their maximized protection,preservation, and/or management]
[3. The concept plan identifies how the future development will integrate into the existing
neighborhood,either through compatible street layout, architectural style, housing
type, or by providing a transition between the existing neighborhood and the project
with compatible development or open space buffers.]
14. The concept plan identifies methods for promoting walkability or transit ridership,
such methods may include separated parking bays, off street walking paths, shorter
pedestrian routes than vehicular routes, linkages to or other provisions for bus stops,
etc.]
15. The concept plan identifies the proposed uses, and their general arrangement on site.
In the case of projects that include a residential component, housing type, unit density,
or generalized lot sizes shall be shown in relation to their proposed location on site.]
[6. The concept plan identifies other amenities or innovations that would distinguish the
project from other standard developments.]
Staff Note: This section is entirely new. Conceptual plan criteria were previously the general
approval criteria of 18.350.100, which have now been incorporated as approval criteria for the
detailed plan.
[18.350.060 Detailed Development Plan Requirements]
Staff Note: This section is a combination/consolidation of 18.350.060 Allowed Uses, 18.350.070
Applicability of Base Zone Development Standards, 18.350.080 Exceptions to Underlying
Page 12 of 25 June 29, 2005
Development Standards, and 18.350.100 Approval Criteria, as well as some additional changes.
Where language has been carried forward from other sections, these are shown as unchanged
text, even though the numbering may be different. This is to better distinguish where substantive
language changes have been made to previous standards.
A. General submission requirements. The applicant shall submit an application containing
all of the general information required for a Type III-PC procedure, as governed by
Section 18.390.050, the additional information required by 18.350.040.B and the
information contained in 18.350.050A.
B. Additional Information. In addition to the general information described in Subsection A
above, the detailed development plan, data, and narrative shall include the following
information, the detailed content of which can be obtained from the Director:
1. Contour intervals of 2 to 5 ft, depending on slope gradients, and spot elevations at
breaks in grade, along drainage channels or swales, and at selected points, as needed
2. A specific development schedule indicating the approximate dates of construction
activity, including demolition, tree protection installation,ground breaking,grading,
public improvements, and building construction far each phase.
3. Contextual Analysis
a. Building typology and hierarchy:An analysis of the particular building type
(residential, commercial,public) relative to the hierarchy of the various building
types in the city is useful in deciding the general design approach of a new
building. For example,public buildings may be dominant in placement and design,
while residential buildings are subordinate, it is important to maintain any existing
hierarchy that reinforces visual order in the city.Any predominant architectural
solutions and details characteristic of a building type incorporated in the new
building's design can help maintain a recognizable building type.
b. Regional character.An analysis of the city's regional architectural characteristics
is appropriate in developing a design solution that responds to unique regional
characteristics. Regional characteristics may be revealed through unique
architectural types, through vernacular building resulting from local climatic and
cultural characteristics, and from historically significant architecture. Historic
structures should be saved by modifying them for the proposed new use or by
incorporating parts of the existing structure{s) into the proposed design.
c. Cityform: The delineation of cityform created by road layout, location of major
open spaces,and architecture-created forms should be analyzed Elements that
delineate cityform should be reinforced by architectural development solutions for
a particular place within the city. For example, a building proposed for a corner
site should be designed to reinforce the corner through building form, entrance,
and design details.A building proposed for midblock may be a visually unifying
element providing connection and continuity with adjacent buildings. Sites at the
ends of important vistas or adjacent to major city squares probably should be
reserved for important public buildings.
d Building scale and fenestration: It is important to analyze building scale and
fenestration of nearby structures. Reflecting, although not necessarily reproducing,
such detailing in the proposed building can provide visual unity and continuity in
the architectural character of the city. One example is the use and placement of
cornice lines to define the building's lower floors in relation to adjacent buildings.
Cornice lines also can define the building's relationship to pedestrians in terms of
scale and use.
e. Building transition:Sometimes it may be appropriate to use arcades and porches to
Page 13 of 25 June 29, 2005
provide transition between the building's private interior and the public sidewalk.
Including them may be especially worthy if adjacent buildings have these elements
f. Views:Important city views of plazas, squares, monuments, and natural features
such as waterfronts and parks should be considered. It is important to design the
proposed structure to enhance and preserve such views for the public and for
inhabitants of nearby buildings, as well as incorporating them as views from the
proposed building.
4. Moderate to High Density Development Analysis. If proposing development in an area
with an "urban context"9 the following additional information may be required.
it. Air movement.Prevailing breezes characteristic of a region may be greatly
modified by urban high-rise structures. Predominant air movement patterns in a
city may be along roadways and between buildings. The placement,shape, and
height of existing buildings can create air turbulence caused by micro air
movement patterns. These patterns may influence the location of building
elements such as outdoor areas and balconies.Also a building's design and
placement can mitigate or increase local wind turbulence.
b. Sun and shadow patterns: The sun and shadow patterns of existing structures
should be studied to determine how they would affect the proposed building. This is
particularly important for outdoor terraces and balconies where sunlight may be
desirable. Sun and shadow pat-terns also should be considered as sources of
internal heat gain or loss. Building orientation, window sizes and shading devices
can modify internal heat gain or loss. Studies should include daily and seasonal
patterns and the shadows the proposed building would cast on existing buildings
and open spaces.
c. Reflections:Reflections from adjacent structures such as glass-clad buildings may
be a problem. The development should be designed to compensate for such glare or
if possible, oriented away from it.
C. Compliance with specific development standards. The Detailed Development Plan shall
conform to the provisions of the base zone as follows:
1. Lot dimensional standards: The minimum let size, lot depth and lot width standards shall
not apply ; There shall
be no minimum lot size except that lots on the perimeter of the project shall not be less
than 80% of the minimum size required in the base zone.
Staff note: the provisions related to computation of density were moved to subsection
E.2., below. To address the concern related to small lot sizes abutting larger parcels
exterior to the PD, a method to transition lot sizes was added, so that perimeter lots
could be no less than 80% of the base zone lot size, the same as would be allowed with
a standard subdivision.
2. Site coverage: , The maximum
site coverage is 80%, except in the IP zone where the maximum site coverage shall be
75%;
Staff note: the previous standard required compliance with the underlying zone, which is
in conflict with the PD standards that require 20% landscaping.
3. Building height: Any increase in the
building height above the maximum in the base zone will require that the structure be
setback from the perimeter of the site a distance of at least 1-1/2 times the height of the
building.
Page 14 of 25 June 29, 2005
Staff note: the previous standard was a blanket exemption on the height limits.
4. Structure setback provisions:
a. Setbacks for structures on the perimeter of the project shall
be the same as that required by the base zone unless otherwise provided by Chapter
18.360;
Staff note: the previous standard only required front and rear yard setbacks to be
maintained. should be replaced by something more explicit and clearer, such as a
perimeter setback. Setbacks may be required from internal roads that are not designed
to serve abutting parcels. le. Private streets.
b. The side),afd setbaek pr-ovisions shall not apply e�keept that all detaelied stfuettwes
shall meet the Unifefm Building Code r-equifements for-fire walls; and
(l) n minimum font yard setb,,.L of 20 feet; fequif:ed f«., gafage s+m etur—e
(2) A minimum ffoot 1 1 1 1 f eight feet is r-equifed for-any gafage 0.
b. The setback provisions for all setbacks on the interior of the project shall not apply
except that.
i. All structures shall meet the Uniform Building and Fire Code requirements;
ii. A minimum front yard setback of 20 feet is required for any garage structure
which opens facing a street. This setback may be reduced for rear or side
loaded garages, if specified on the detailed plan and proper clearances for
backing movements are accounted for.
iii. A minimum front yard setback of eight feet is required for any garage opening
for an attached single-family dwelling facing a private street as long as the
required off-street parking spaces are provided This setback may be reduced
for rear or side loaded garages that do not access public streets, if specified on
the detailed plan and proper clearances for backing movements are accounted
for.
c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed
setbacks, either on a lot by lot, or project wide basis. The applicant may propose,
or the commission may require, actual structure footprints to be shown and
adhered to.
5. Other provisions of the base zone. All other provisions of the base zone shall apply
except as modified by this chapter.
D. Conformance with the Conceptual Plan required The Difeetel Planning Commission
shall approve the detailed development plan upon finding that the plan conforms with the
conceptual development plan approved, or approved with conditions by the Commission.
The detailed plan shall be appr-eved unless the Dif:eetef:finds.:A change from the conceptual
plan may be acceptable unless:
1. The change increases the residential densities, increases the lot coverage by buildings or
reduces the amount of parking;
2. The change reduces the amount of open space and landscaping;
Page 15 of 25 June 29, 2005
3. The change involves a change in use;
4. The change commits land to development which is environmentally sensitive or subject
to a potential hazard; and
5. The change involves a major shift in the location of buildings, proposed streets, parking
lots , landscaping or other site improvements.
E. Detailed Development Plan Approval Criteria. If the detailed plan is found to be in
conformance with the conceptual plan, the following specific review criteria must
additionally be satisfied Applications shall provide findings to provide the Commission
with the basis to make findings that the following criteria are satisfied when approving or
approving with conditions,the detailed plan. The Commission shall make findings that the
criteria are not satisfied when denying an application.
1. All the provisions of the land division provisions, Chapters 18.41-0, 18.420 Partitions and
18.430 Subdivisions, shall be met;
Staff Note: 18.410 was deleted since this chapter refers to lot line adjustments, not land
division.
2. Except as noted,the provisions of the following chapters shall be utilized as guidelines. A
planned development need not meet these requirements where a development plan
provides alternative designs and methods, if acceptable to the Commission,that promote
the purpose of this seetiee[chapter]. In each case,the applicant must provide findings to
justify the modification of the standards in the chapters listed below. The applicant shall
respond to all the applicable criteria of each chapter as part of these findings and
clearly identify where their proposal is seeking a modification to the strict application
of the standards. For those chapters not specifically exempted, the applicant bears the
burden of fully complying with those standards, unless a variance or adjustment has
been requested
additional open spaee dedieation and/of:pr-evision of additional ameflities, 64dlse
tr-ee planting,
Staff note: this subsection is a combination of 18.350.070 and 18.350.080. The
suggestion that the commission may require additional open space is replaced by a later
criterion that stipulates a mandatory amount of open space.
[a. Chapter 18.360,Site Development Review.] The provisions of Chapter 18.360, Site
Development Review,are not applicable to Planned Development Reviews. The
detailed development plan review is intended to address the same type of issues as
the Site Development Review.
Staff Note: The current PD chapter exempts PD projects from SDR criteria. The
committee suggested that the SDR criteria should be applied, as there were some areas
that were not addressed by the PD criteria. Staff compared the two sets of standards
and found that only 18.360.090.3(Exterior Elevations) and 18.360.090.9 (Demarcation
of semi public and private spaces) were omitted entirely. The other SDR criteria were
substantially the same. The omitted sections have been added into this chapter. By
having the review criteria in the PD chapter they can be tailored to specific PD issues.
As a result, staff is recommending that the exemption from SDR criteria remain.
b. Chapter 18.705,Access, Egress and Circulation. [The Commission may grant an
exception to the access standards, upon a demonstration by a professional engineer
Page 16 of 25 June 29, 2005
that the resulting access will not be detrimental to the public safety considering
emergency vehicle needs,and provisions are provided for all modes of
transportation using the site (vehicles, bicycles,pedestrians, and transit).]
c. Chapter 18.715, Density Computation and Limitations. Unless authorized below,
density shall be governed by the density established in the underlying zoning district,
[using the minimum lot size established for that district. Where a project site
encompasses more than one underlying zoning district, density shall be aggregated
for each district, and may be allocated anywhere within the project site, as deemed
appropriate by the commission.]
The Commission may further authorize a density bonus[as defined in 18.1201 not to
exceed 10%as an incentive to increase or enhance open space, architectural character
and/or site variation incorporated into the development. These factors must make a
substantial contribution to objectives of the planned development. The degree of
distinctiveness and the desirability of variation achieved shall govern the amount of
density increase which the Commission may approve according to the following:
Staff note: This section has been slightly revised. First, a provision was added to allow
density to be transferred within the PD. For example if a PD included an acre of R-12
and an acre of R-7 zoning a total of 19 units would be permissible. Rather than require
12 units on one acre and 7 on the other, the commission may allow a reallocation of
density to either spread it out(an aggregate of about R-10) or concentrate it in one area
of the site.
i. [AM%bonus for each 5%of the gross site area set aside in open space, up to]a
maximum of[5"o 310A, is allowed for the provision of active use recreational open
space, exclusive of areas contained in floodplain, steep slopes, drainageways, or
wetlands that would otherwise be precluded from development;
Staff note: a formula of I%per 5% was added for more objective guidance. Also, since
mandatory open space (in some fashion, either minimal use, passive use or active use)
is a recommended requirement, and sensitive lands are typically reserved by other
regulations for open space, this creates an incentive for providing active recreational
area.
ii. ° ;
amenities;
[A 1% bonus
for each 1% of total project cost invested in development of pedestrian
amenities,streetscape development, recreation areas,plazas, or other items
from the "Planning Commission's Toolbox,"up to a maximum of 5%]
Staff note: a formula of i% to 1%project cost was added for more objective guidance.
iii. A ima*ifnufnef 3-% is allowed far-er-eation 4vistial feeal points; use E)f existing
,
Staff Note: aside from visual focal points, which is really tough to assign a value to,
these other items are market driven and generally will be utilized by the developer to
reduce project costs (less grading) or increase lot values (sun, view). This section
should be deleted.
Page 17 of 25 June 29, 2005
iv. A maximum E)f 30,46 quality of ar-ehiteetuful quality and style; hafmoRiOUS Use E)
ma4erials; ; Wer-varied tise
Staff Note: This is the stated purpose of PD's. Why should a bonus be provided for
projects that do what they are supposed to do? Perhaps varied use of building types
and/or pricing levels to meet affordable housing objectives would be something to
consider, but as written, this bonus provision should be removed. Another consideration
would be to grant density reductions, based on site specific criteria with a potential
mitigation program (i.e. Transfer of Development Rights)
d. Chapter 18.745, Landscaping and Screening. [The Commission may grant an
exception to the landscape requirements of this title upon a finding that the overall
landscape plan was prepared by a licensed landscape architect,provides for 20% of
the gross site area to be professionally landscaped, and meets the intent of the
specific standard being modified]
Staff Note: The requirement for a licensed landscape architect was added to ensure that
a greater understanding of plant types and their appropriate uses and placement is
followed in the development of a landscape plan. A professionally prepared landscape
plan should also be able to show how a specific standard may be met through an
alternate means, e.g. a narrower buffer with a greater use of evergreen trees and
shrubs, instead of a masonry wall.
e. Chapter 18.765, Off-street Parking and Loading Requirements. [The Commission
may grant an exception to the off-street parking dimensional and minimum
number of space requirements in the applicable zone based on findings that:
i. The minor exception is not greater than 10 percent of the required parking;
and
ii. The application is for a use designed for a specific purpose which is intended to
be permanent in nature, e.g., a nursing home, and which has a low demand for
off-street parking; or
iii. There is an opportunity for sharing parking and there is written evidence that
the property owners are willing to enter into a legal agreement; or
iv. Public transportation is available to the site, and reducing the standards will
not adversely affect adjoining uses; or
v. There is a community interest in the preservation of particular natural features
of the site which make it in the public interest to grant an exception to parking
standards.]
f. Chapter 18.780, Signs. The Commission may grant an exception to the sign
dimensional requirements in the applicable zone based on findings that.
i. The minor exception is not greater than 10 percent of the required applicable
dimensional standard for signs;
ii. The exception is necessary for adequate identification of the use on the
property;and
iii. The sign will be compatible with the overall site plan, the structural
improvements and with the structures and uses on adjoining properties.
g. Chapter 18.795,Visual Clearance Areas. [The Commission may grant an exception
to the visual clearance requirements, when adequate sight distance is or can be
met;]
Page 18 of 25 June 29, 2005
[h. Chapter 18.810,Street and Utility Improvements, Sections 18.810.040,Blocks; and
18.810.060,Lots. In addition, deviations from street standards shall be made on a
limited basis, and nothing in this section shall obligate the City Engineer to grant
an exception. The Commission retains the ability to not allow an exception but
may not grant an exception to street standards not sanctioned by the City Engineer,
other than through the procedures in 18.370, Variances and Adjustments. The
City Engineer may determine that certain exceptions to the street and utility
standards are permissible when it can be shown that.
L public safety will not be compromised
ii. in the case of public streets, maintenance costs will not be greater than with a
conforming design.
iii. the design will improve stormwater conveyance either by reducing the rate or
amount of runoff from present standards or increasing the amount of pollutant
treatment.]
Staff note:Adding Chapter 18.810 is new, but the exemptions are limited. The
applicable sections from this chapter refer to specific site planning standards such as
block length dimensions, general connectivity, and lot size and shape. There are
certainly cases to be made where these standards do not fit a particular design concept
that better meets the intent. An allowance for the city engineer has also been included
for the other street and utility standards with a very narrow allowance for deviations.
Public streets and utilities are the domain of the city engineer and public traffic
circulation and safety are his charge. However, there may be instances where new
technologies or design techniques are superior and have not been able to be codified in
standards. This would permit use of such techniques or standards.
3. In addition,the following criteria shall be met:
a. Relationship to the natural and physical environment:
i. The streets,buildings and other site elements shall be designed and located to
preserve the existing trees,topography and natural drainage to the greatest degree
possible. [The commission may require the applicant to demonstrate why a
particular alternate site plan that may result in greater preservation of trees,
topography and natural drainage would either not be feasible or would result
in a greater loss of those resources;]
ii. Structures located on the site shall not be in areas subject to ground slumping and
sliding[as demonstrated by the inclusion of a specific geotechnical evaluation,]
(3) The fe shall be adequate .dist.nee between on site buildings and Otho f o site and
eg site buildings an adjoining properties to p ;.do for-adequ4e light cmd ai
Staff Note: the previous requirement "There shall be adequate distance between on-site
buildings and other on-site and off-site buildings on adjoining properties to provide for
adequate light and air circulation and for fire protection"was deleted since the perimeter
setback requirement should account for offsite separation distance. Fire and building
codes regulate on site building separation. If not attached, typical setbacks are three
feet (6 feet between buildings.).
[iii. Using the basic site analysis information from the conceptual plan submittal,]
the structures shall be oriented with consideration for the sun and wind
directions,where possible; and
Page 19 of 25 June 29, 2005
Staff note: the previous requirement "Trees preserved to the extent possible." Was
deleted as it repeated subsection (18.350.060.F.3.a.i.) above. In that standard, the
commission may require the applicant to defend why their plan achieves greater
protection than an alternative concept proposed by the commission or why the
commission's plan is infeasible.
b. Buffering, screening and compatibility between adjoining uses:
i Buffering shall be provided between different types of land uses,e.g., between
single-family and multi-family residential,and residential and commercial uses;
ii In addition to the requirements of the buffer matrix(Table 18.745.1), the
requirements of the buffer may be reduced if a landscape plan prepared by a
registered Landscape Architect is submitted that attains the same level of
buffering and screening with alternate materials or methods. The following
factors shall be considered in determining the adequacy and extent of the buffer
required under Chapter 18.745.:
Staff note: a registered landscape architect is required to prepare a plan for
requesting landscaping adjustments in order to ensure a greater level of
appropriate plant type understanding to satisfy the following.
(a) The purpose of the buffer, for example to decrease noise levels, absorb air
pollution,filter dust,or to provide a visual barrier;
(b) The size of the buffer needs in terms of width and height to achieve the
purpose;
(c) The direction(s)from which buffering is needed;
(d) The required density of the buffering; and
(e) Whether the viewer is stationary or mobile.
iii. On-site screening from view from adjoining properties of such activities as
service areas,storage areas,parking lots and mechanical devices on roof tops
shall be provided and the following factors shall be considered in determining the
adequacy of the type and extent of the screening:
(a) What needs to be screened;
(b) The direction from which it is needed; and
(c) Whether the screening needs to be year- round.
c. Privacy and noise: Non-residential structures which abut existing residential
dwellings shall be located on the site or be designed in a manner,to the maximum
degree possible,to protect the private areas on the adjoining properties from view
and noise;
[d Exterior elevations—residential use:Along the vertical face of single-family
attached and multiple family structures, offsets shall occur at a minimum of every
30 feet by providing any two of the following:
L Recesses,e.g., decks,patios, entrances,floor area, of a minimum depth of eight
feet,
ii. Extensions, e.g., decks,patios, entrances,floor area,of a minimum depth of
eight feet, a maximum length of an overhang shall be 25 feet;and
iii. Offsets or breaks in roof elevations of three or more feet in height.]
Page 20 of 25 June 29, 2005
e. Private outdoor area—residential use:
Staff note: These standards were revised to apply to all residential(single family and
multi family) development. Previously, only multi family dwellings.
L in addition to the requirements of subparagraph (3)[Exclusive of any other
required open space facility,]each ground-level residential dwelling unit shall
have an outdoor private area(patio,terrace, or porch)of not less than 48 square
feet[with a minimum width dimension of four feet;J
ii. Wherever possible,private outdoor open spaces should be oriented toward the
sun; and
iii. Private outdoor spaces shall be screened or designed to provide privacy for the
use of the space.
f. Shared outdoor recreation and open space facility areas—residential,,,..ltdtry
use:
i. in addition to s..1.....,.,,,.,..phs(2)and(3) of this seetiEff Exclusive of any other
required open space facilities, each residential dwelling development shall
incorporate shared usable outdoor recreation areas within the development plan
as follows:
(a) Studio units up to and including two bedroom units, 200 square feet per unit;
(b) Three or more bedroom units, 300 square feet per unit.
ii. Shared outdoor recreation and epen space shall be readily observable from
adjacent units for reasons of crime prevention and safety;
iii. The required recreation space may be provided as follows:
(a) it may be all outdoer-spaee; o
te. nis ,. ,,,4 and:.,,lee....e e ation F
.r;
(e) it may be all publie or-eammen spaee; E)
(d) it may be paft eemmen spaee and paf4 pr-ivate; for-example, it eetild be an
!e\ Where b lee«:es are added to , nirte the b leenies shall not be less than 48
'gAia"-e feet.
[(a)Additional outdoor passive use open space facilities;
(b) Additional outdoor active use open space facitilies;
(c) Indoor recreation center;or
d A combination of the above.
Staff Note: The SDR standards permit balconies to be used for semi public outdoor area,
but this seems a weak level of excellence to expect from a planned development project,
therefore its recommended that this provision be deleted.
[g. Demarcation of public,semi-public and private spaces for crime prevention:
i. The structures and site improvements shall be designed so that public areas
such as streets or public gathering places,semi-public areas and private
outdoor areas are clearly defined to establish persons having a right to be in
the space,to provide for crime prevention and to establish maintenance
responsibility;and
ii. These areas may be defined by, but not limited to:
(a) A deck,patio, low wall, hedge, or draping vine;
(b) A trellis or arbor;
Page 21 of 25 June 29, 2005
(c) A change in elevation or grade,
(d) A change in the texture of the path material,
(e) Sign; or
(/) Landscaping.]
h. Access and circulation:
i. The number of[required] allowed access points for a development shall be
provided in Chapter 18.705;
ii. All circulation patterns within a development must be designed to accommodate
emergency [and service] vehicles; and
iii. Provisions shall be made for pedestrian and bicycle ways [abutting and through
a site] if such facilities are shown on an adopted plan[or terminate at the
boundaries of the project site/.
i. Landscaping and open space:
i. Residential Development: In addition to the[buffering and screening
requirements of paragraph h of this subsection, and any minimal use open
space facilities]r e encs of subpar-ag...phs(4)and(5) of seetion., of this
subseetion,a minimum of 20 percent of the site shall be landscaped. [This may
he accomplished in improved open space tracts, or with landscaping on
individual lots provided the developer includes a landscape plan and surety for
such landscape installation];
ii. Gemmer-eial Development: A fninimum of 15 per-eent of the site shall be
landseaped; and
iii. hidustr4al Develepment! A minimum of 15 per-eent of the site shall be
l-andsEaped;
Staff note: These sections were deleted as they are repeated in and conflict with
18.350.060.D.2. Site Coverage.
j. Public transit:
i. Provisions for public transit may be required where the site abuts for is within a
1/mile of]a public transit route. The required facilities shall be based on:
(a) The location of other transit facilities in the area; and
(b) The size and type of the proposed development.
ii. The required facilities[may include but are not necessarily limited to]skald be
ate such facilities as:
(a) A waiting shelter;
(b) A turn-out area for loading and unloading; and
(c) Hard surface paths connecting the development to the waiting area.
i. Signs:
i. la addition te the previsiens of Chapter- 18.780, Signs:(a) beeattion of all signs pcvpesed rofthe development site;; and
Staff Note: the sign requirements were deleted as redundant and meaningless criteria.
k. Parking:
Page 22 of 25 June 29, 2005
i. All parking and loading areas shall be generally laid out in accordance with the
requirements set forth in Chapter Chapter 18.765;
ii. Up to 50%of required off-street parking spaces for single-family attached
dwellings may be provided on one or more common parking lots within the
planned development as long as each single-family lot contains one off-street
parking space.
1. Drainage: All drainage provisions shall be generally laid out in accordance with the
requirements set forth in Chapter 4$�5[18.810], and the er-iteFia in the adep
plan.1981 master-dr-aiRage An applicant may propose an alternate means for
stormwater conveyance on the basis that a reduction of stormwater runoff or an
increase in the level of treatment will result from the use of such means as green
streets,porous concrete,or eco roofs.
m. Floodplain dedication: Where landfill and/or development is allowed within or
adjacent to the 100-year floodplain,the City shall require consideration of the
dedication of sufficient open land area for a greenway adjoining and within the
floodplain. This area shall include portions of a suitable elevation for the construction
of a pedestrianibicycle pathway with the floodplain in accordance with the adopted
pedestrian bicycle pathway plan.
n. '8�0 Shared Open Space[Facilities].
the plan as eemmen open spaee the fell
1. The open spaee area shall be shown on the fifial plan and feee
With the DiFeratOF; afld
following d
a. By dedieation to the Gity as publiely owned and maintained
must be aereeptable to it With FegaFd te the size, shape,,
li itatio
eenveyanee must inelude table to the C4ty
(1) The eentiHued use E)f sueh land for-the inte
(2) of pfepef4y maintenanee;
(3) When appFOPFia4e, the availability of funds Feqtiir-ed
(5) Ree sustained by easualty and
Page 23 of 25 June 29, 2005
[Exclusive of any other required open space facilities or buffer areas,
the detailed development plan shall designate a minimum of 20% of the
gross site area as an open space facility. The open space facility may
be comprised of any combination of the following:
i. Minimal Use Facilities. Up to 75% of the open space requirement
may be satisfied by reserving areas for minimal use. Typically these
areas are designated around sensitive lands(steep slopes, wetlands,
streams,or 100 year floodplain).
ii. Passive Use Facilities. Up to 100%of the open space requirement
may be satisfied by providing a detailed development plan for
improvements(including landscaping, irrigation,pathway and other
structural improvements)for passive recreational use.
iii.Active Use Facilities. Up to 100%of the open space requirement
may be satisfied by providing a detailed development plan for
improvements(including landscaping, irrigation,pathway and other
structural improvements)for active recreational use.]
div. The open space area shall be shown on the final plan and
recorded with the Director;-w1
[o. Open Space Conveyance. Where a proposed park,playground or other public use
shown in a development plan adopted by the City is located in whole or in part in a
subdivision,the Commission may require the dedication or reservation of such
area within the subdivision,provided that the reservation or dedication is roughly
proportional to the impact of the subdivision on the park system.
Where considered desirable by the Commission in accordance with adopted
comprehensive plan policies, and where a development plan of the City does not
indicate proposed public use areas, the Commission may require the dedication or
reservation of areas within the subdivision or sites of a character, extent and
location suitable for the development of parks or other public use,provided that the
reservation or dedication is roughly proportional to the impact of the subdivision
on the park system. The open space shall be conveyed in accordance with one of
the following methods.]
[i Public Ownership.] By dedieatien to the City as publiely owned and maintained
as epee spaepen space proposed for dedication to the City must be acceptable
to it with regard to the size, shape, location, improvement and budgetary and
maintenance limitations. [A determination of City acceptance shall be made in
writing by the Parks& Facilities Division Manager prior to final approval.
Dedications of open space may be eligible for Systems Development Charge
credits. If deemed to be not acceptable, the open space shall be in private
ownership as described below];
[ii. Private Ownership.]By leasing of: onveying title(including beneficial
ownership)to a corporation, home association or other legal entity,with the City
retaining the development rights to the property. The terms of such lease OF Othef:
instrument of conveyance must include provisions suitable to the City Attorney
for guaranteeing the following:
(1) The continued use of such land for the intended purposes;
Page 24 of 25 June 29, 2005
(2) Continuity of property maintenance;
(3) When appropriate,the availability of funds required for such maintenance,
(4) Adequate insurance protection;and
(5) Recoveryfor loss sustained by casualty and condemnation or otherwise.
Page 25 of 25 June 29, 2005
a :
PF I
The Planning Commissioners' Toolbox
The following list and illustrations are intended to provide guidance to both the Planning
Commission and the applicant in developing and reviewing applications for Planned
Developments. A planned development approval should be reserved for situations where
either the peculiarities of the developing parcel or the specific proposed design deserve
special judgmental consideration outside the strict constraints of the subdivision
ordinances. In evaluating a proposal, the commission should see evidence that the
applicant has conducted a site analysis.
SITE ANALYSIS
- Survey Data(scale, north arrow, date, boundary, easements, abutting rights of
way, existing buildings and paved areas, utilities, location of water features, tree
data, contour intervals)
Constraint Analysis (steep slopes, flood zones, surface water channels, road
access, geologic soil constraints, adjacent land uses, major noise sources)
Opportunities (sun angles,pedestrian linkages, exceptional views, wildlife habitat
areas, tree groves)
Solar energy considerations should be analyzed if capturing solar energy appears
feasible ( detailed climatic analysis including factors such as detailed sun charts,
daily averages of sunlight and cloud cover, daily rain averages, areas exposed to
the sun at different seasons, solar radiation patterns and temperature patterns)
CONVENTIONAL YIELD PLAN
- This plan should show a conforming subdivision that has no special attributes.
The basic premise is to just show how density can be achieved by meeting the
standards.
PROPOSED PLAN
- This plan reflects the maximization of opportunities and avoidance of the
constrained portions of the site. There should be no regard to what the typical
development standards require. The objective here is design excellence.
PLAN SUBMITTAL REQUIREMENTS
Conceptual Plan Requirements:
If applying for conceptual and detailed plan approval at the same time, the concept plan
must be presented at the neighborhood meeting. The applicant and planning staff shall
determine at the preapplication conference whether a joint conceptual/detail plan can be
submitted or, based on the size or complexity of the project, whether the two approvals
must remain separate. It is the express intention that the concept is entirely open for
discussion. The applicant is responsible for soliciting input and documenting the ideas
that are put forward during the meeting. There is no obligation to revise the plan based
on this meeting, but the planning commission can examine and request defensive
argument from the applicant on why a particular concept raised at the meeting was not
further explored or if explored, why it was not chosen.
If applying for concept plan approval prior to detail plan (i.e. separate actions), the same
neighborhood meeting method shall be used, except that after the PC approves the
concept, the detail plan that implements the concept is not open for discussion as far as
changing the concept elements. For example if the PC approved a 3 and 4 unit attached
product for 15 units, 80% max coverage, reduced front and rear setbacks, 22% open
space, with an alpine flair, while certain aspects of the detail are alterable like building
orientation and placement, street layout etc., the PC could not come back and require
additional open space, limit the buildings to 3 units only, reduce lot coverage and require
a cosmopolitan style design, without the applicant's consent.
Concept Plan should identify the following:
o Housing type (duplex, attached, detached, zero lot line, efficiency units, flats,
apartments)
o Use Type (Services and Commercial Uses for PD residents Community Building
Indoor Rec Facility Outdoor Rec Facility RV Storage, Residential Living)
o Should other uses be considered, such as neighborhood retail <5,OOOg.s.f.? Would
require amending the list of allowable uses.
o Number of units (or range, within the allowable densities of 18.715 and 18.350)
o Lot coverage specs.
o Setbacks (front, garage, rear, side, street side, any specific projections such as
porches or decks)
o Parking (where any additional is provided off street, except for in garages)
o Percent of open space (range or ballpark estimate)
o Other unique site design aspects that would be assisted by the PD process(such as
rear loaded alley units, front yards out to open space, common courtyards between
homes, unique street design, odd shaped lots, etc.)
o Development theme-(e.g. English Park-tudor style architecture with old english
park benches OR Northwest Forest—Craftsman with natural materials highlighted
throughout, boulders in landscaping)
o Schedule for construction/completion
Detail Plan Requirements.
There is a provision allowing an applicant to receive concept plan approval at PC and
then through an SDR get detail plan approval at a staff level. This should not be
permitted. There is too far a leap between the concept and detail to infer the PC's intent.
In other words, the concept should be just that, a concept. Leave it loose, for public and
PC discussion. The detail plan(which in all likelihood would be submitted
simultaneously) needs to show how the concept is being implemented.
The Detail Plan should include the following:
o Site plan
o Building Envelope Plan (setbacks which could also include specific allowances
for porches, dormers, bay windows, lot coverage, height, other site development
specs.)
o Lot plan (i.e. preliminary plat)
o Landscape plan
o General Utility Plan(s) (sewer, water, streets, drainage, etc)
o Preliminary street profiles
o Architectural details or design controls (CC&R's) both for the structures and for
other site amenities(benches, street lights, ped path lights, walkways, bike racks
etc)
FOR COMMISSIONER CONSIDERATION:
These are not criteria for approval but are instead intended to be considered by the
commission to help determine whether the project sustains the burden for granting
variations to the other development standards in the code.
-Open Space/Natural Area
The degree of open space required should be commensurate with the intensity of the
density within the development. In other words, if the homes are packed tight together
with small lot sizes, more open space should be required. Mathematically, this could be
expressed in percentages: if the average lot size of PD lots in the R-7 zone are 3,000
square feet, they are 40% smaller than required in the zone. Therefore, 40% open space
or natural area should be provided. If there is unsuitable area for open space or natural
areas on site, then the applicant may propose to pay a fee in lieu or an off site location,
which the commission may accept or reject.
There should be a baseline requirement for"Natural Areas or Open Space" with any PD.
A minimum of 20%of the net buildable area should be reserved. This may be a
combination of:
Natural Area. An area of land and/or water that has a predominantly undeveloped character.
Natural areas may be pristine,or may have been previously affected by human activity
such as vegetation removal,agriculture, grading or drainage if such areas retain
significant natural characteristics, or have recovered or been restored to the extent that
they contribute to the City's natural systems including hydrology, vegetation, or wildlife
habitat.Natural areas shall be permanently reserved by common ownership among the
owners of a development, dedicated to the public, or by other appropriate means
committed to the use for which it was intended.
Open Space. Land to remain in natural or landscaped condition for the purpose of providing a
scenic, aesthetic appearance and/or protecting natural processes, providing passive or
active recreational uses, and/or maintaining natural vegetation. Open space shall be
permanently reserved by common ownership among the owners of a development,
dedicated to the public, or by other appropriate means committed to the use for which it
was intended.
a. Active Use Recreational Facilities: Facilities for recreational uses that tend to be
more organized and/or that require a greater degree of site development and
conversion of natural area, including sports fields,playground equipment,group
picnic shelters,hard surfaced pathways,permanent restrooms,accessory parking lots
and similar facilities.
b. Passive Use Recreational Facilities: Facilities for recreational uses related to the
functions and values of a natural area that require limited and low impact site
improvement, including soft-surface trails, signs,pedestrian bridges, seating,viewing
blinds,observation decks,handicapped facilities,drinking fountains,picnic tables,
interpretive facilities,and similar facilities.
If the amount of natural area does not meet or exceed 20%, then the applicant should
provide additional area (either open space or created or enhanced natural area). With
CWS's consent,buffer areas may be utilized for some passive recreational uses.
If the development proposed a condo or multi family project(no lots, and therefore no lot
size equation) then the minimum 20% would be required and then the formula in
[18.350.100.B.3.e.] would be used to determine additional increases: usable outdoor
recreation space shall be provided in residential developments for the shared or common
use of all the residents in the following amounts: (1) Studio up to and including two-
bedroom units, 200 square feet per unit; and (2) Three or more bedroom units, 300 square
feet per unit.
Unlike the similar SDR criteria which allows balconies and semi-public/private yards
behind the units, this space would have to be in a consolidated form for all occupants of
the development(See The Village at Washington Square for an example).
-Lot Size Transition.
Lots that abut existing single family lots which conform to the lot size standard in the
zone should transition to smaller lot sizes interior to the subdivision. This should not
apply to lots across a public street,open space, or significant natural resource from
existing SFD's. (When exempting this requirement due to the presence of significant
natural resources or open space,the commission shall determine that the width of the
intervening area provides a suitable buffer. Typically this buffer would be the equivalent
depth of a conforming lot)
Since averaging lot sizes is permissible in standard subdivisions,the minimum size for
lots abutting existing SFD's should be no less than 80%of the minimum size for that
zone. An exception to this standard should be recognized for attached single family units
(3 or more per building). In cases where attached units directly abut SFD's,the
commission may consider limiting the number of contiguous units to break up the
massing of the building, or change the orientation of the units, or require additional
architectural design features to mitigate for the height and bulk of the proposed building.
It is within the purview of the commission to stipulate building height envelopes as well
as setback envelopes if an impact nexus can be shown.
-Open Space Amenities
In addition to passive use recreational trails, the commission may require a program of
interpretive signage to be installed if deemed relevant and sensible. The purpose of this
signage would be to educate users about either how the development was responsive to
the natural features and constraints on the site, or aspects of the environment and
ecosystem present on the site. The commission may require final review and approval of
the sign design templates and proposed locations.
- Transit and Pedestrian Networks
For larger scale developments, an integrated system of off street pedestrian trails should
connect various points both within and adjacent to the development. Opportunities for
future trail extensions (similar to the future streets plan) should be explored as well.
Also, transit amenities should be incorporated where relevant(i.e. where bus service is
available or planned in the Transportation System Plan). Other considerations for school
bus transport (such as rain shelters)could be provided, but should be in a highly visible
location and designed to thwart vandalism and other criminal acts.
- Intensity of Density
The amount of density above the minimum should be correlated to the level of added
amenities the applicant is proposing. The commission should feel that on the whole, the
project is going above and beyond the minimum level and quality of improvements.
- Other Amenities
The developer may propose other types of amenities that make a project unique. These
can include public art or sculptures, fountains, artificial water features, or professionally
designed landscape theme (for lots or common tracts).
- Public Facility Design Features
• Retaining walls should be constructed or faced with natural or natural appearance
materials. Large mass retaining walls should be discouraged, unless forming a public
space. Generally, walls should not exceed 4 feet in height.
r
• Sidewalks should be allowed to step off the beaten path:
.a
• The shortest distance may be a strai t line,but that is not always a good thing.
ii
t
• Fixtures should be distinctive:
• O en S aces should be invitin
• Innovative and/or unique building materials should be used, such as brick or other
modular avers, reen roofs, een streets,
PLANNING BASICS'
Plan Layout Type. In small projects, the specific layout may not be apparent, but this
may help to identify what the greater neighborhood plan is, and whether the proposal is
consistent with the general pattern around it.
Orthogonal Grid Grid with Diagonals Diagonal Grid
t
"A
K-=L71
<
0;4�I
"VANNAN W A SHINGTON.D.0 MAR#KMQMT
ADVANTAGES ADVANTAGES ADVANTAGES
fittoemem dro" 4 i Strowl twwarckv ttttdi doWnsis for thm,.,jj��vfr� stowt Kwswc#,Y—�$40."M I.,M,0.0h trotfi�
3=my 2 Ever,dWW%4J of traffic through the 0,4 FOW'Jospe,"of
6thw=y wrh end blocks f<,t+rvvol(Wfl 3Diago—f—ogtondlothe te"Mift M&Wsds -str.ft
Gap&mp~*t ta�w thro.0%t4 and 4 049wa-,S �Pt Mwotfty 04 the W-d 4
fi tbot I~6.1'a'"Ce Mp" DISADVANTAGES 5
Id,W-406"01~6".W02 1 11 Eff-om dmb1&4o.,j—g-A
DISADVANTAGES 2 Ho r,,,� %4bw of&. kvwd W shop" I Dop"41spebboo,"x 4oli."
I k6w4le""�16"porNKIMMOV—enwod 3 Dk**.a weriscma"sf6t
po%a1v 4 dewd DISADVANTAGES
10.09 14t 60001-0104t0*"`o— �twal W
Li" *4,
'etwe'.0 to steepa
Organic Curvilinear Discontinuous
at
)r
ar M003 T
r 61!J
I
r
T
r�q41P
A
C0M--,-a49 4� -A
oil I
rr
NAn IT G-CKY
ADVANTAGES ADVANTAGCS ADVANTAGES
Str Itie—et V—fh i-0 1.,0-9.trenr, 1 WI—IN—.krto by d~-9 I
d—ol,network E..Ay—rodw.—r.ewmew141 —,V"t td..&.r d WA.
I I—tefi,-.1"by 0-11ic 3 HwhM-it;ton—to titr,— ......."...—rol
4 E—diyrsM o1 tropic 0—Me.0-..—.A 4 IIiOf.ty—p—&—r.p—
-1-rupi—t. 01SADVANTAGCS DISADVANTAGES
1—i—d versa I LM10 d—boftotr~rtal.aw • cr—&—.—M trMrr.hV tw.—.4
DISADVANTAGES 2 U.—I—N.W.--W.f W. 2 T—d—
'All diagrams and text information excerpted from"Site,Community,and Urban Planning"by G.
Greenan,A.Duany,E.Plater-Zyberk,K.Zaharin, 1. Shafie;The Cintas Foundation.
Block Types: The disposition of blocks has distinct socioeconomic implications.
The Square Block
This type was an early model for planned settlements in America,
particularly Spanish colonies. It was sometimes associated with _
agricultural communities,providing four large lots per block,each lot
with a house at its center. When the growth of the community P q P
produced additional subdivision,replatting created irregular lots
(Fig.1). While this may provide a useful variety,it is more often IL
regarded as a nuisance by a society accustomed to standardized r
products. A further disadvantage is that discontinuous rear lot lines a
make alleys and rear access utilities impractical. Despite these short r —M
comings,the square block is useful as a specialized type. When is 1
platted only at its perimeter,it can accommodate the high parking
requirement of certain buildings. The open center,well insulated _
from traffic may also be used as a common garden or playground
(Fig.2)
t.aQUARC BLOCK a.aQUARC BLOCK
The Organic Block
This type is characterized by its irregularity,its variations are Z1.31
unlimited. The original organic block was the subdivision of residual
land between well worn paths(Fig.3).It was later rationalized bylips1
Frederick Law Olmstead to achieve a controllable,picturesque effect 'A
and to negotiate sloping terrain gracefully. The naturalistic block, P
despite its variety, g
p ty,generates certain recurring conditions that must be
resolved by sophisticated platting. At shallow curves it is desirable to Q ! r
have the facades follow the frontage smoothly. This is achieved by
keeping the side lot lines perpendicular to the frontage line(Fig.4).
At the same time it is important for the rear lot line to be wide enough
to permit vehicular access. At sharper curves,it is desirable to have \�
the axis of a single lot bisect the acute angle. In the event of J
excessive block depth,it is possible to colonize the interior of the
block by means of a close.
>f.OwiA1NC IMrOCIt s.OwaANIC noCrc
The Elongated Block
The elongated block overcomes some of the drawbacks of the square
block. More efficient and more standardized,elongated blocks J-i —
provide economical double loaded alleys,with short utility nuns,to
eliminate the uncontrollable variable of lot depth and maintain the
option of altering lot width. By adjusting the block length,it is
possible to reduce cross streets toward rural edges or to add them at %
urban centers. This adjustment alters the pedestrian permeability of
the grid and controls the ration of street parking to building capacity.
The elongated block can"bend:somewhat along its length,giving it Ali
a limited ability to shape space and negotiate slopes(Fig.6)
Unlike the square block,the elongated block provides two distinct i
types of frontage(Fig.5). Residential Buildings are placed on wider A
lots on the quieter side of the block. Commercial buildings can be
set on the short end of the block,platted to face the busy street;the _ L ac
amount of parking behind these properties is controlled by the
variable depth. S.cLowawrco BLOCK B.aLONawrcta aLocK
�f rw�tr•) (� �r ww �r [� �f
e
yre
oeo o ,
Mal e
Las
•v , 0 i
it r�Twwi fm— i� w�■i ri Www wwr fi
w■ww��j �w wr ��j�wwr rw wi r�www�r r_,
77
■ �� ,� ■ ■
,� �� ti .,,, '' ■ .; ■ as is
�� 1�1 �ra� ' � � 0 0 0 0 ■ a }o�a
,s_a► � q� raga
wwr (�Tw it wiw�ww■i �i T—I E�
b y � OEM
u■■u■
�, ,, %� � ��� oo , oo ��� e ; � „ e oT a �► rw
�• y y, �.�� C , �` �' ?�� OHO d►O ;<� !�'/��i, �O� O O BOO U��
S
�'G' � ■ i■% Opo eie �/ y r�'///j/, FOO O X01 r;�
�.� O ■ O �� ! w`%Ji, a �.� .. %% '
,� COOO.O.00,P
Open Space Types (continued).
MARKET PLAZA
.r
%uaf we public spaces that are pr.msrdy petered rathar
Than Ween,They can sustain vary intense use try crowds
and even by vehicles.Parking Inns should be designed as I ®�
dL"Ll"Vin,pMitt
a7as that happen to have uMstMthan ta On tm,rr an asn sYl _
glo-pumose areas A smaMrshopping canter can be itans-
formed n=a town center A it has been designed so rt Can
beseamlesWonaehedto'he block system and datasodas , 1 �.
Ise'
CIVIC PLAZA +�
Crvic buildogs are often no larger than the private ones ?
that surround Mem,and thew legibility as mora nmponant ltd Sill
buidirrga cannot depend solely on architectural evpree
Sion Thew steno wnth•n the block system roust cormrrnmF
cats thew elevated status. Sites on squares or at the
ter mrnations of avenues are ideal but not allays avaaable r
tt•.usthe most dependableic buildings
to plates. and do-
[..I
r
rad the perking areas of civic buildings es d,zaa.
GREEN . . . . . .
The preen is an urban,naturafHbc open space.LAO the
square-it is small•civic.end surrounded by buildings Un r n
like the square,it is mfonnalty planted and msy have an it-
regular topography.Greens are usually landscaped with
Trees at the edges and sunny lawns at the anter.Greens MARKET PLAZA CIVIC PLAZA
should Contain no strictures other then benches,pawl
ions.and memorials.psAhs ere optional
PARK
Parka are naturalistic open paces,like greens.but Tiger
and less tended They are most successful when creaked
from yfrgvh woodland Parka have grassy,areas only pero6
icaM A knoll ora ry
pond can be used as an nponent org
nit�ng teeture.Perks tans within tM urban labnc M large
ages,but Thee mhem-T size usually puts them of The edges
of tarns and villspes Parks may be edged by public drives
ut by houses on wry large lots.as long as Connections to
public paths occur at every block
BUFFER •
The buffer has the base elements of•green,with the add
ed purpose of buffeing the imow of traffic from s high-
Way or a Wiss,rd Shown is i small lot angdevelopment
fronwhich
a green Oil oo opposer ace are larger r lots on
ay r,
which houses are pler!o further nique beck Irom the roadway
edge a.another M,Ner!eChnigw
GREEN
AAJ J6 666666
"Co.,
Do o
PARK BUFFER
Building Types
GENERAL
Ths radrbo o incrsms h,lot'ts tad lots in North Amsnca O a a
has gasp Ale fi4it widtR T1+n shAdrhnsion dirrhens•nn was
.Nicuant lot many ye&M creating 25h rwwhoh" and
shopurom lots.ss wed as 56.7S,and 10041 fon SWAN@ �
+or nous.s However.the slept d g s sutomoGla added / �1
a wt of dimensional oonstrants bat required now pis"
standards_Tho Soh width is weatelul.since the basic im
dement of efficient narkino is the double row at 64 R
Me sat nn:rem.nt when divided a four.provides the afar-
gouts--tin rohvhouea lot of 16 k which allows one
car to be patted with additional room for pedestrian P119-
sage
etsage The mina ,m aide yard lot■32 ft The inmrmum 1te-
-vmaiw yard lot hs 48 ft The 644t lot sffrdently provides for
;he high parting requirement of ahopfronto,apartments
and nff,ce buldmoo
rho plattmg modulo of 16 h corresponds to the traditional
meafweoI'Mrod pla!ting.nrootwiNoutknowing what
twdding hypes ilia occupy the lots,mwnta ns flax-bility and A • C D
ensuresmaxenum density through pariung Oliicit". 4ROOS 3MM 2RODS 2ROM
Bout budding types accommodate the common residan- COURTYARD BUILDING
tial mail and workplace areas of urban life.Some build- I
ono., however, cannot be caogontsd typologically.
y.
dedicated o manufactunnp and vaneporiation
may ba distoned by largesturle mechanical trojecorlss i
Crvhc buildnngt which must ettprose the npi.sbons of 00 1
institutions they embody,should also be exempt from the
discid�ne of type
COURTYARD BUILDING !
This type of buildmg occupies as or most of the edges of its
tot and defmts one or mere private spaces intsmalty.This I1J
ie the most urban of types as it is abie to-ompletaly shield
mm
the private realm from the public realm.It is coon in hot
osmates.butes attribute*are area/cal ewrywhers.BecauseI i !
of its ebhliry rn
to scoomodate incompatibleet
aivities in
workshops.close prommiry,it is recommended for ork hops.hotels
and schoole The high security the boundary provides e i
useful for reeolonWng cnnwV"o.+ryan cores
SIDE YARD BUILDING
Thin type of luddieq oxvpss oris erAe of this lot wish 6he 1RAODl aRpDB 2 wCDO� 2 RD
primary 008
mary open spew on he ether view of sods The of the side
yard on Ale(beet front makes this budding type appear 40E YARD BUILDING
freestanding.to it " be imerspersed with perinstar
and buildings n lata urberh locations I the adjacent build• r..»
ng is also a rade yard%po wnh•blank party wail the open I
space can be ging private.This type pemhitssystematiccls
maty:irientatnon.whlh rhe long side yard elevation facing I
'he sun or the Mee:a
i
REAR YARD BUILDING
This hype of budding occupies the front of as lot,full width.
iemnng the rear portion as a private space This e a role,
trieh urban type appropnate for ne.ghborhood and town
centers The building facade defines the edge of the public
space.while the rear elevation may effect different luno
tonal purposes In its residential h.,,n. this type is nprr
sent* by the roNhpuse with a rear portion and
outbuilding.in its commercial loin.the depth of the roar
yard-son contain substantial oaA.m4 to,retail and oNiw
uses
PERIMETER YARD BUILDING
The building sande ins on its lot with substantial front
and rear yards and smaner aids Verde,k is the Mast urban ♦BOOB 28006 1.SfI1DO• 1 f CO
of do type&son is'Mussy reigned to save away from
neighborhood and town contem This building type is usu- REAR YARD•ALOING
say residential,but when parking in contained within the
Ne yard it lends naelf to limited office and boarding uses.
Me pow veto cion be secured for privacy by fences and a
well-placed outbu4cl ng The front yard is intand•d to be .. _...
vir—public end visually continuous with the yards of�eioh-
burs The rsuteon of continuity is usually degraded when
Osman fronts are aligned with ft facades,as ears whom
ale in beyond the driveway. To aid a landscape of 1 j
osrkad urs-perigee should be setback s minimum of ole
car's length from the facade or entered sidewaye through
a walled toreceuR
A • Q O
411QM 301100111 3000$ S IIDOS
PERIMercR YARD•ulLCING
Spatial Definition
GENERAL r
B,rldmg delineate$public spec in an urban setting.Stec --- __- j ._ _. _ _ _ -__ _ _ _ ._ _. _IK - --
:eulul%petal definition is achieved when bounding bu16 ♦ j� I l `
reps are abgned in a disciplined manner and the defined \♦ // / •'� 1 a I ♦a
so+ca alis not exceed•ce�ein height+owdthietro � I ,,
1 I
4Lgnnn�t xcure when building facades cooperate 10 d►
uneata The public spare.as walls form a room.Urban bulb
.ng articulation takes dace pnmw*v in the vMscal plana or /f al •�1
fauda Nappendages ices poreMa beleonies.beevnn
:lows,and loggias do net obliterate
the W erterY surface Of
the facade Mev do not Oesooy alignment.
RATIO 1:I RATIO s:7
the ha ghltowidth rebo of the apace generates spatial an-
'bosun.which■relstec!o me physio"of the human
eye If rM width of a pubi c apace is such that the cone of ----- -r------F------F --- -
c------IC-----�
vision encompasses less street wale than sky opening the ♦ l ♦ I 1\
I 1 I ♦ I a
degree of"tie,andos ire is slight The ratio of 1 acre- \ 1
r a
mant of height to 6 of width a the absolute minimum.with \ t a 1 I 1 a I a
I to 3 being an effective minimum d a sense of spatial an, ♦a ! \a l `♦a I `�� 1 `a f ♦\
down is to result As a general rule.the tighter the ratio. 1 ♦ { I ♦ I ♦ l
the stronger the sense of plan►and.often.the higher on \a
real estate value.Spatial enclosure is particularty impo, t I I141
tent for aMppno sveets that must cornpate with shopping 1
math which provide vary affective"list dahlin on In the ♦ a a ♦ \
absence of%What definition by facades.daaohnod tree
plbnting-a an alternative.Trees aligned for spatial anclo RATIO 1:6
sura are necasswv on thoroughfares that naw substantial
Loin wards PROPORTIONS OF BUILDING HEIGHT TO PUBLIC SPACE
NOMENCLATURE
THE FRONTAGE LINE
The wt boundary fiat ooncdesnth a pubic thoroughfare
or oublic space.The kon•age line may x designed inde-
pendently of the thoroughfare,to create a spedGc Hep of
pi-A
FACADELJ
-----The wrlcal surfaceof a huddmg set along a IronUga Ins.The elevalwn is the wrical sufece set along any other
e. arboundary InFacades e subject to control by buildingMight setbacklines,recess fines,and transition lines EI►vatlons are onN reject to buddingMight sad setbacklies a 1 N
SETBACK
The mandatory datan e,between a frontage Ins and a fa-
cade or a tit line end an elevation BY FACADE By RBCRBB LMu
BUILDING HEIGHT
Me dined lend to the vertical extent of a buildno Th* -
oudding Might should be stated as a number of stones. t
-odw man a prey l dmansion This prevents the co- I I a 1
pression of mtemal ceding heights.In tell buildings.the I as 1 a I
height may be determined by denary and view and not by 1 ♦ 1 ♦ I
the repuiremanta of spatial di inibon.whi-h are addressed I
by the remes lira. 1 1
I ♦ \
♦ E 1
RECESS LINE
I
A line prescribed(w the tuft width Of the f6md0,46WO ♦%I \
which the facade is am beck TM receseline effectively+►
(fines CM enclosure of public apes.Its katavon a dater-
wd by the desired heighlrowsdfi ratio of that aped.
.�ompatbrlrry trvilh
the average height of existing buildings
x prevision for doykghtino at rho street level. BY LAfIOBCAFMs6
TRANSITION LINE TECHNIQUES OF DELINEATING PUBLIC SPACE
A Ins proscribed for the fwl width of the laude.sapressed
bv a variation of matenal or by a Imaed projection such as FRONTAGE LINE cornice or a balcony.Tho transition Ina divides the(w % -----
-ado.permvng shop(ron-a and signage to very over time BUILt7IN5HEGW
woheut dastroy,no rhe overall composition
FACADE
RECESSLINE
TRM+fII MMM UNE i
131iL"
LOT LICE
SECTION ►LAM
DEFINITIONS
Frontage Types
GENERAL
8-1,1"hp rypa ahnds pendent of lrontapa ttrpe sor.asmple. �j j �//�". /
a coor n d budM ding may have arcade.a ahopltont s /
stoop,
r a porch ds frontage riga..Fn•.gss can be /
ranked from wort urban to mon rwN.
ARCADEMe /
slont IV
me.sf
cads oawafully absorbed the pedesvarlopli Me sidewalk while the truu
n but �
whan4 h
not bypass the cobnnade.M•ss•m•rt for public use of /
private ortfo"is roW+W .—
ARCAO!
Ste OPFRONT
ff+a facade is aIgned directly on the'rootage iv+a,with the
entrance at grade.This type a oonvenoonat lot sidewalk /
retail k isohen equipped wth an swning or a aoionnads
A transition line should separate the$Wage from the Is i
:sde above The absence of a setback mitigates against
sale :vse on the b
ground for,although.r n epPrMh^ j
T11e facade,s aligned directly on the frontage line.with[he
"vet flow elevated to achieve some privacy for the win.
lows This ryWbwnsdefor residential users wdtaarovr SHOPFRONT
noas•s and apartment buildings.wthe
nc easement may d
necetaary a aocommod ve dth encroac eit stoop This /
'YW shay t>•interspersed with the ehoDfrnnr l
FORECOURT
The laude . trot back and huscred W a Mw wlel t the
frontage fine. ,d foreman Mus vested a adingia fw par /
denA vMitwl+r dropoHs.andworkshop�oadng and std
ages k shOald be used ty.^nYr end In jxnrynction with //
eM fhnpirpnt and stoop ND•a as a mmnuous blend wsN a
Mmlrg and unsafe for pedestrians.Tres orrsoou l should overhang the vdeivelk s.vi[Mn
DOORYARO :TOOP
The ae sat beciifrom frontage
Imo, an de
voted garden or terropbetween.This NW can offaeuvsh j
bsrNer r-s deniml quarters from the sidewalk,while romov
inp the yard from public use.Tte Wreace,when roofed,a
suitable for restaurants and cafes,as the eye level of the sit
ter N Wel withof pass ? \ /
TORCH ANDD FENCEE / / r
bock subnankrally from the' porch.With— nc,oachirgi habitable
rontagefine.Thepordh should
be w•thin a conversational distance of the sidewalk A
lance at rhe fro ntege 6"marts the boundary of the Ynd FOReCOURT
FRONT LAWN
The locod t is wt beck substantially from the frontage line
The front Own this e.eet•e should M unlen tied end vistrs4
h continuous with adposent yards.The ideal is w sknulate
ouddergs sitting in a twal landscape A front porchb usua4
h not appropriate.since no social interaction with the
street.%possible as such a distance The large setback can /
m
time*found nbouWa boulevards
traffic >D this type rs some-
DOORYARO
PORCH AND FENC[
j -
FRONT LAWN
Landscape Types
GENERAL
Theurban landscape�s a set of mtsraepand—I elements
rho creates•comic led sense d piece. h includes the,-
oughfaro type.CuWing type,frontage type,and the form
sed disposition of landscape
Public andauPi^g Wavematry roles above and to" nd Q p
O,hot of ornaman4tion
1 To correct inedegw.c»s of spatial dition efincaused by
buddng frontage,planting steedy rows of trees et the
edges usually reduces the hetghFtowidth ratio of the
srrsat spewn used.Grids of tress ato fill gaps left by un-
built lots and surface parkins
i
Z.To adjust the microc:mste by providing the appropriate O
levet of,[hada a con fes.6ueding.end sidrvalks For then ( Q Q
oughlaras running eas/west this may involve the use of
aeymm.vical planting 1/^�� Ord
3.To suppon the intended urban or rural character of the
public space.Selecting appropriate specie,and varying VVV
the specie planted as well as the regularity of their wspo-
.tion,can cher the I—clacaps significandy.
4.To create a plessrng visual composition,teeing careful to
mask the eas theiic failure of chain buildings as well as to
reveal Ane succol Consider seasonal changes of seen
species
RURAL ROAD RESIDENTIAL ROAD
5.To cnxe a harmoniousydtola of spaoiRe character by
coordinating public and private plantings,Selection should
vary,to ensue nsistsne*to pests,but not result in an into _.
heron[collection of specimen&Native species should pry ,t
//
domnae to reduce montenenee,with M emphasis on
species that Wppon WICIfife compatible with human set-
RURAL•I.mMC /
RURAL ROAD
Thai type�s appropriate for buWggs at the edges of the
eiphborhood end along parts and graenbeha There is no
public planting Ina.The p
Tye treeeies should W sp-..de.
but in coherent Nuveri There are no curb[IM drainage ' ———- -—————— ——————
ai by open swat.Bayde paths may be paved n aephaft ___———
RESIDENTIAL ROAD
This type is appropnete for house,outside of neighbor, i
hood canter,Since the nonage may belly cite wide
a cots '
stantial setback,the pes urnopy may he quid wadi The I
neral aspect maybe supported by planting several species I
n irnpiRect alignment Sdewalks may meander and boon
ate side d the road only Roads are detailed with open 1
swalei and.when poseida.drainage is through Pircola- 1
•iOn f
RESIDENTIAL STREET I
• 1
T1116 type-s appropriate fur residenrul buildings st eign- I
boyhood and town canters.Tries are in continuous Want- { /
ng strips.tine*the sidewalk does not require unusual
wish.Plant a single species of tree in steady alignment A
thin,vertical canopy is nsoaeeary to ovo d nearby building RESIOENTIAL fTREET COMMERCIAL STREtT
facilities This type is dmsnsionally interchangeable with
:he commercialstreet type and may sho-ate in con-
spondMw to the building laude Streets are detailed with
•siesd se
curbs and Nod storm drainage 1 1 1 1
COMMERCIAL STREET I t f 1
I 1 I 1
Thra type-s approu rri
pryfor oomerc.al burWungi at neigh { f l f
bodtood and town canters,Trees are confined by mdivldw 1 1 ( 1
al planting areae creating a aidew.lk of masanum uiiM1
wdh areas exomniodabrg street furniture.Plant a single
species of vee in steady alignment Clear trunks and high
unoprs we necessary to rnW interference with shop-
_
front sgnage and awnings Sts, is are detailed with raised —
curbs wrath closed storm drainage
AVENUE
rMT-
The type n appropnat.for ppooches to civic butWings I I 1 I
T>.genera{principle ai a thoroughfare cal limited IMgth. I I 1 1
with a substantial planted median At town centers,the 1 h I 1
nredis maybe wide enough q hold monumentsand even I ( 1 a
buadrng,In refrdentul ares,the median may be Dimmed I 1 ( 1
naturalistically to trmms a parkway or green 1 1
1 1
BOULEVARD 1 1 I I
1 1 1 i
Thai type ai eppropruta for hghcapacrty thoroughfares at 1 1 1
neighborhood edges The ds ing ai similar to that of s 1 1 1 {
commercial street The effect of the medians is to seers-
1 I
pato the slower trafric and parking activity.at the edge& 1 1
from through tnffie at the anter
AVENUE OOULEVARD
Thoroughfare Nomenclature
7 GENERAL
�/. Thoaroghfales er•er•dowod with rwro onekyles.capac.ry
l and chralme Cap"retire to the nwnhar of wArelaf /f
�'✓�) ` that can n owe safely througrr a m prnent nreAin•given
trine Nis physicals monifested by the number of Ones and
thee wMu and by the n1 the P e radwf,Ch Cub radius.
ane the peps Novation al tea pavement,Character voles
to a
fho'�Qhfmro'a swtabAryfor pedestrian s end
avM,eOf building
typal
Chiarsc[erisphyslikallyfkWqAest•
ad by ate thoroughfares associated building,frontage.
and endseaw types and sidevgR width ,✓ '1
� � I foevMtanal peTiC ertpneernp grasses uW i.mts wch t
se'eoYsctoi arq'wtwuK'which dr+ae seal capaa+y
This is too srMPIiMc and[ends to cram to on arm ro ono t rt• rj �_.
%asprtable for pedaevyns The foliow eg no cAmurs �+
i �.Y ewers edepuataly domortbes dta combination of ompmRv
�,l �1 end ehaner nwrsw to es.es ter urbanism_ - ;A
�
NOMENCLATURE
'•`� �
HIGHWAY,. A konpdiaterca.ntadwm speed wehrcirw
�'— conidar the twwrses
on ooumry.A highway dmuid be 7
1 rsiwirNs It"of intaneetioriL drivrwWA sped a4aeent � l �1/
buildings:otherwrae it beonrrtes a No*whkdt
with traffic flow.
,. EXPRESSWAY: A high spasdNowtay with rttorsaa li ,
tiensmp4esd by tirade seperwjpm.
HIGHWAYS SOULEVAIMS
PARKWAY;A highway dsagmedwops eartralme lana•
r------ -- scadw$parsply soomm—odemed within a wide and wrtr
r_
BOULEVARD.Ab*t aacias,ntedirm _
1 is uvea hcusar
) - ottnidar that tretrertes M arhemiae0 area.11 4 uwaEy lined
by penllal periling,wide sidiff"O A W side medians pts ntr
ad wiper«sRutlamptundoff yinstheedger
AVENUE. A dtorl-dwamme,nietGrn speed esmwna
® that srararra on urban wee LVAw•boulevard its osis rs
maybe a* -1 a sine buK6nv a twsnurmrK ai avenue -
� rnedtormisoN"warmiswetusfysknprtedagwn.fA• /
latadtarm is aw die but
do"ts�yt11ri"
h/_ [ signed en shher side 6si!devoid d bttBdinga asoept at tM / 1 S,] S, 1 1' i
terreinw l
f
DRlVE:AdriysdaRnrtlradM WlwaMt.n ut C r
f .
VVVIII mtwal eendipen, usuaRtr steep s wwaterfront. pand a
waterfront. park or
� � � ptireraMortr Dns side et ttlre iters h«eM urban eMrael er
4 wMh aidavwlk and bui6rgs.whJa the orf.
L_V7
*Or=aitias o s par'Mrq,with neara4stie planar••p
ij
rl STREET A srrwtl& .4. pow speed weal owmecior t
Soeeq Deride frontage for hiavdenaAy bufifga sttWi as I
j now*wAssis A altrose.Mow.apartment bdimim end T
wealiwbenndwacw.wideraisdmwb&dowddmi �--�
WR weds sidewalks.pwMl PpearU%t06 tease it wadwidual
oweVes olomw4we"and buikingeof riedanwhim mademaks
ROAD:A ewta$eeala lee speed oomeww.Rise&pro.
-_ __.�— weds IPerNega 10f law'daasRl btidinge vette•IlaaNae.A
I mod Irk M be rwelit dye rvvith ogee awbs,spoor.
fs 1*42padbamobwreus iUw41kL narrow al,curlmt and ` 1
bw7d*Ya vee wsAl baalt The nn.k road h.s no ewM arid sea
fhad ty PWVWWL irregular'r«planuna.and un000rd�
j �� � 'yy r eared 6uidkp Mtbadta i'� ., �
0 (/
ALLEY:A narrow access route aernp the ed ar burette
mo an a street Alleys hew sea sidewalks.landscoomM at
buildltg Ntbadta.Alloys are used by trucks and mum ac r
cwmlee"o dumPows They are usually paved to their r , •' !
adgss,widt center dreina a via an irrwned cr.—
LANE-
® 1 g
LAe* A narrow chmoccess loop h a mar hawses on•road. f i
iU Lane*ire rural in chracrar.with a narrow stop be paving
� at the peter or no parrnp.While Owes may not M necae•
1 1 i eery walls Iront-loaded garages.fty we still useful for ao-
1 owwm o"mo ut ly runs.enhenging the p wavy of•eor
1 'L Yards,and providing day weas for children
PASSAGE:A very narrow pedesarartortyeonnaetorctef! I
{ . deg betw«n bui4&tps ►.aeagea Davide sktorteeu
' through long Meeks or connect raw panting erase with
abaethontapse.PsMapeamW 6eraoNdawersnd feeds %�. I
i Mapftonta
PATH:A
very narrow pedsetrien and taisyeN connector
erowerehp a perk or the open omwwy. Paths should
ROAD$.LANES.PATH$ unerys from the sidewak rtaremork BKycle puham nso- STREETS,ALLEY$.PA$$ACEa
MMY atoag Nghw aq btlt see not mw-*W to supplement
bouWwards,streets,and roads,vyk+ate dower traWm allows
MORE RURAL sMmo of the Vehicular lanes, MORE URRAN~���
Thoroughfare Types
GENERAL
Capac+ry nd fJteractw we pom0•..aA enn edlutud eo
aNtune a owltpNle awes of Wahl thorouphlare types
The swims w bat m9wded r ps-Leepsp the rQhI-I
way wsRh consunt,eseh P&iustrstea ons type sut,
sbloM twowgm onefw arelwtiNy nral cont end—
' i othw swa0l/for a more urban coadi ro
2LA►ES 2LIwF5
P LLANESL?p P 11"EVARO HIGHWAY
2wMP" DESIGN SPEED^ >5d6 MM1' L
"�'-- V go IT MIN.CENTERLINE RADIUS 1664M FT r 'V •
s 3tMPl s
a 20' 2f a 2O'MI1 2r vARlrs 24' mMK
twII0W 16FT CURB RETURN RADMS SS FT IWPA LR0W
BOULINARD 90WC PEDESTRIAN CROSS TIME N/A _ 141ONWAY
ALWAYS ONFSTREET PARKING NEVER
R2.0 0 — DRAINAGE OPEN
MAN STREET AV ZNM
P 2LANES► 2016 MPH DESIGN SPEED 2535 WN2P t L P
f 90FT MIN.CENTFRLNERADM6 I"FT
4t L ___J� 16 fT CURB RETURN RADIUS 25 FE
w d0'ML 20r 12 EEC PEDESTRIAN CROSS TVA 1S SEC IF 70r 10' 20r w
6b'MNPIOWSD'ROW
ALWAYS ON4TREETPARKING ALWAYS!
MAN f6Tng= A V W1K
CLOSED ORANAGE I OPEW
I105M
STREET ROAD
► 2LANES► M26 MPH DESIGN SPEED "WIN 2
SGPT MIN.CEMFRLI EERAORl6 165 IT
IS" CURB RETURN RADIUS 26 Fr
T'T"T� TT
10' 4f7 a 12SEC PEDESTRIAN CROSS TWA 6 5 SEC v sr 32' w S
wFlow ALWAYS ON-STREEfPARKINO USUALLY* WROW
STRSitT CLOSED DRAINAGE OP6W ROAD
CLOSM
MRJOR STREET RURAL ROAD
20.26 MFH DESIGN SPEW 2636 MPH
►uN2E5► w 6o PT MIN.CENTERLINE RADMJ{ 166 Ff I 2LANES 1
16 FT CURB RETURN RAO" 20 FT
6 6 SEC PEDESTRIAN CROSS TIME 13 SEC 44 � -4-
b' w 10< ALWAYS' ONFSTTEETPAWING NEViR S is ir'MN is
wRDW — S0'RIDw
CLOSED DRANMGE OItPI
MINORtIT11Qf - - ._..__ RNRALMAD
ALLEY LAW
WA T DESKSKM WA
WA a CURE
CENTERLINE RADIUS
5 FT M TLNW RADIUS 20 0 FF
SEC FEDESTTUAX CROSS TIME 7.6 SEC^
x.illow USUALLY' OWST$WFARING USUALLY
ao9R� DRAINAGE om rc-
twRCw
ALLY LARi
►ANAM MATH
WA DESIGN SPEED WA
WA MN CENTERLINE RADMS 60 R
WA CUM RETURNSS TV S R
d 5 SEC PEDESTRIAN CROSS TIRE 1.5 SEC
lib" OKSTREET MRKINO NEVdt f
12'ROW g ROW
PASSA" CLOSEDDRANAG6 OFEN ►ATH
Na
MORE URBAN ' t nrpsd MORC RURAL
Transit Oriented Development Concepts
INTRODUCTION
1"Ise ...ghbohood dry lopm..t JTWO)orb
'a,"produces compact.mixed-ves,pedestrian fineridiv
communities If can be ftecifirporremd A munic-pial zlonStq
crrdino.ces"0n owdsy or as a sopiweto diowt.It is in, PImL
ended to an..,*the folk—g co-siii,ioris
Track alneiGhbodiocidis share the foi1owngchsrwto(v* F-0 -1 CIVIC
hes C00,04EFICIAL %
1.The neighborhoods was,is limited to-him can be we-
seemed Ina 10-minute walk HIGHFIF-SO)VIMAL
2 ReffidencoiL shops.wootoloces,wW cMc boldogs are
"radio close prolumov-
I A hierarchy at strosts serves the podestinan and the So-
EcInnobile equitably Plivsca0v defined swsmv and paft prxrvsde places for W0WPLACg \\r"I'
formal soc*&vnnry and recreation.
S linfietv,bu,kl-gs for- a --fear edge,dolme"ng the
Ormst specri
6 Chic buildings reinforce the identify of the neighbor-
hood.providing places of assoffibAv for social cultuiet
and roligoori activities.
Traditional novhbohoods pursue certain Social objao
Was:
I To prwds the siderty and the youngwith,ndeprfricferve
of m<nmm*nt by locating most daily sonrities virkwo
distance
2 To mirfl us fleffic congestion and limit food construc-
tion by mclucing the number and length of automobile
trips
3 To trualto public transit a notgo altomativor to the outorno-
bile by organizing appropriate bu"ng donsAtiss
4 To help citizens come to know each other and to watch
such @a firmals and squads
S.To integrate age and*c ofrnic classes and form the Al
bonds of On authentic community by providing a full
range of hoe sing types and virowtpJaces
6 To encourage communal wostmes and support the bal-
anced evolution of Society by picnxiling suitable c4fir.
b"Adinge
SPECIAL DEFINITIONS
•
TO,usad in a TND onclin..0 may differ in-waning from
,he.-*in—etitional zoning oirdinsirices,
ARTISANAL USE Premises used for the manufacture and
"Is of hams that am made employing only ha.dw-t
and/of tablemounted electrical tools and creattnq no ad.
vend impoct,=d its lot
BLOCK:The 490"to of lots and alloys circurnwbed by
o,iblic use vaim 0"reer amets
13ULDING HEIGHT.,The height measured.fiwies Attics I F-1[771
and raisebasainventedo not count against building height
imitations.
CITIZENS ASSOCIATIM The orqwrficrshof+of rwrion of
.ors and buildings associated under articles The wtic4s TND LAND ALLOCATION
shall reference On approved master plan.set slamdardsfor
c,widi-ti;4ocletw.ocifistructon.and rnaintor,once:prowls for m&mt*nonc4 on public tract&and proirode,for the con- sq It per 4walkng,or'300*q It whichavat,is greater as by mwo than user,resujt�q in a 26%reduction of
r1mcnon of new onric buildings by an ongo-ng iooc.al as tin required Spaces
sassmonl WICH"HOOO PROPER.The buM-jp area of a TNID,w,
cludma blocks.streets.and squares but excluding grow SQUARE-A public tract""IV defined by surrounding
FACADE The building w*4 parallel to a fmr,rag*.,a -40- b-ldmgs.with frornaga,on gfroato on&I fossil two SKUs.
fxrmmarctal uses shall be permitted an all suff"nifing
FRONTAGE LINE The lot One that orrincv,joi with a street OUTBUILDING A separate building,ofickisinal to a pnfncr I.!&
,,set pal Wid-ng•ocintiguoos with the maw lot fine,having or
mon two stories and a maximum hobtablif Awes*1460 Of; STORY A habitable lo"l-thn a building no more then Is
GREEN EDGE.A continuous open area surrounding rho It.Outbu4clic"may be residential rotad units.Ovtbu46 it�n height from floor to coding,
14-Ghboftlood proper,The art@ than be Dissolved in Qmr- mgs Sri*exempt from buildlinji;coiner,rosinctrons w unit
VefLfity SO&MS1UfSI S1Q&Poll OOUM,Of Qownfil of playwtQ counts STREET LAMPS-A bgN slairiclard between 10 and!0 It in
fields.or R shall be subdivided Mtn house Mrs no wnAlMr -.vht*quppedvvkh an wworidscorit or motathelide light
Iron 20 6r1O1.61h. PARK A public tract fraturairstamliv WirtchicapeA not more -uCd
than 10%paved,and surrounded by late on no more then
LIMITED LODGING: Residential promises p,*,,.di,,g no soillifflaspatimatin. STREET TREE:A deeduciiiatree thelt rostoce mat pressure
n,offs rho.sigh,-00111 for'horl-tarm Writing and food so, PROHMMO USES Uses not permitted in the standard and is of proven visbie*,in"region with no it"than 4-
."a before—only lonov wdifrancxt.as was as automatic food.drioll.mod in caliper and$41 clear tnA*of the brine of planting
LIMITED OFFICE Residential promises used fir business newspaper vending machines and any ociminercuil use STREETVISM ThavOiniff,fronjodbylbuddlinli*I&.&term-
or professional servicat ampkr#vVno more itian four lulF that encourages potions to amain in their Mulomobaes notion of the axis of a thoroughfare.
firroo employees one of whom must be the.w"W whila'*comeig goods or sorvicas(except sonime staficinsl- TRACT'A Separately plartaid genion of land held in cam
LOT,A sept/crony plativid rvorfMn of land haki pwaiah, SHARED PARKING A pwk,ng place where day/night air mon.such#*a thirefoughforo,a square,or a perk
vineakdair/hohday ethsdurlrf%allow the of*of parbrig Spec,
MEETIN(j HAL L A building closignod W p,,biw assornfitv.
:*Ala-r,g at Wali odaoorn with or,area artuaaWnl ro 10
GUIDEL)NES FOR TRADITIONAL NE:IGHBORH000 DESIGN
LAND USE LAND ALLOCATION LOTS AND BUILDINGS Y STREETS AND PARKING
AI.GEhERAL (s)The TNO shell be eved. 61.GENERAL(a)$imilw land use categoras l Cl GENERAL(e)Altbta share front*""with 01 GENERAL '&I All streets terminate at other ,
able as an ohrarlev option Iw land dev4 face woes streets:dissimilar categories astreet or square. (b)The main entrances of streets.(b)Sties prghts are provided along as -
opnent in all land use and toning abut at tear lot lines. (b)The averega pe- all buildings accept outbuildings are on a thoroughfares at 3S.to 60-ft intervals. (c.)
eategoriasexcept mduetral (b)A TWO rimeter of all blocks within this neighbor- street or square.($)Stoops,open colonnades On-street parking is allowed on all local
raouxes s minimum parcel of 40 contig- hood does not exceed 1300 It.For block and open porches mW enccfath into the front streets.(d)Parking lotsarc located behind w
uous stns and a maximum of 200 faros longer than Sib ft,an allay or pedow setback (d)The sides of budding$at comer beside WV4ng facades.(a)Parking lots and
ores.Larger pwc*W sham W developed Man path Provides through occas lots are similar to then fronts - garages are not ediacent to street tntwsec-
as mukipletssiphbwhoods with each w done.club use lots.or squares and do not o0
ckiduaay subiaes is the provisions of 1 $inlay Iota that terminate a visa. M Shared
the TND. Parking reduces local parking refou"mants.
A2.Pl1BUC- (a)Includes streets.squares. 82.PLALIC:(N A minimum of 6%of the neigh- CLPL LIC (a)balconies and open colonnaJes 02.I0IJOI.IC:(a)Parking shared between public
parks,playgrounds.and the like.(b)Civ- boyhood was or 3 acres(wh Khever is we permitted to encroach up to S flint*thor- and whale uses is sefcouragad
rc use lots may be placed wnhtn tracts grater)is permanently allocated to public nughfares and other tracts S—h encroach-
devgnated for public use. (c)Largo- use. (b)Each neighborhood xntmn$of ments shall be protected W si—r+nenta
scale recreational uses such as golf least one square,not feta than one acre In
courses. sehoogrsrdo. and multiple site,dose to the center.Ic)No portion of
game fields are bated only of the edge the neighborhood is mom than 2000 h
tel the neighborhood from the squen. (d)At leem Koff the pa-
rimeter of squares,parks and waterfronts
face streets. (e)At loam a quarter of the
perimeter of waterfronts. poll courtaL
gnenbeha. and other natural amenities
lap strap
Al CMC (a)Conlanscom unitybukf 83-CNE:(a)Amhnenumof2%of the neigh- MOVLC(a)Cwdcbuddingshave noheViaorSaa 03.CMC:(s)Themsjaity11tN1)ofboNMrwt
ngs such as meeting halls, libraries. borhood aree is reserved for civic use.(til back limitations. oaf M for civio structure is behind the
post offices.schows.child care contain Civic late are within or adjacent to purse btamwloa
zlubhouse& religious budd.ngs. recta- and Parks or on a lot terminating a sweet
atlonal facilities,museum&cultural so- vista. (c)Each neighborhood has a mini
:roues. visual and Performance arts mum of one moving hall and one child
buildings,municipal buildings,and the pin facility.
like
A4.COMMERCIAL.: (a)Contains buddings 84.COMMERCIAL(a)A minimum of 2%and •C4 COMMERCIAL(a)Buildings gra built out to a 04 COMMERCIAL• (a) Lob front streets no
pnmariy for business use&such as re- o mommum of 30%or the neighborhood i minimum of Will,of their fmnuge at the front- more than four lanes vide.parasol parking
,ad.entertainment.restaurant,cl•hb.o(- ansa rsdeshgnatedfor commercial use (b) age line. (b)Buildings have�c rsquired set- and sidewalks minimum 15 It wide.(bi Roar
',ca. nsdentiol, kbdgng. an{anal, Commercial lots have a maximum front- I back from the side lot lines. (c,8uritfngs iso lot Ines caneide with an allay. (e)Streets
—d.cal,vin (b)At lean 26%of the ege of 32 If (c)A maximum of four tib not exceed fwr stomas in height and we no have curbs vines a radius at intersections of 5
w.W,ng gra n designated for resident• may be consolidated to construct a single lose Man two stones in height Whon fronting i to IS k(d)Street trees are aligned an both
-•vl use iwrlding a square,bwldxhge see no leu than three sto- sides of the street at 35.to 5041:rim eels.
nes in Might (d)6.4ding coh•e'age does not when open colonnades ars pmvnded, no
exceed 70%of the lot area. street trees are necessary.iv The mefomy
(76%)of the off�treet puk;ng is behind the
buildings
AS HIGH RESIDENTIAL(a)CoMansbulb IM HIGHRESMENML (a)Amnanumof CS HIGH RESIOEWTIAL•(a)6uidngeanoWOout 06 MGH RESIDENTIALt(a)Lots bontaureate tq
nos for residential use,landed offrp 20%and a maximum of W%of the nefg& to a minimum of 70%of their frontage,at a mon than three tones wide.with parasol
use,cafes.retail.lodging and artisans! borhotsd area n hsrgrated for high res► continuous elrgnrnant no further then 10 h perking and sidewalks minimum 1S h wide
uses.(b)AN or the buRdng area Wove dental use.lb)High residennal Mb haw a Iron the frontage&ne (b)8u4Ahngs haw no (b)Street trees are aligned both odes of
the ground now m designated for rasi maximum frontage of 16 h (c)A maxim requred setback from ode lot'i is (c)8u46 I streets at 35-to Sort ntervata (c)Rear lot
dentist use.(c)Outbuildings gra permit- mum of eight curs may be consoi-dated for sings do not exoaad four mores n Might and. 4fnee coincide with an alley ?d)All off-street
bed the purpose of const--ting•single txild- when fronting a t w—.are no less than three paling is beh-ted who bwld,ng&
Ino containing one of More residential stories in heigi-L ;d)Building coverage does
units not exceed SO%of the lot nee
A6 LOW RESIDENTOL M Contains build- 86 LOW RESIDENTIAL (a)A ma- um of C6 LOW RESIOENTIAL-(a)Bu4dngs are bust out D6 LOW RESIDENTIAL (al Las front roads no
ngs for residential uses irKkading art 60%of the neighborhood area is destgnat- i to amnrmurn of 40%o(therr frontage at a con mon than two lanes—Iff wnh optional par
scudo&rimmed offices.limited lodging, od forlow—dennal use (b1 Lints haws unuous algnmrint ni further Khan 30 If from east parking and sidewalks minimum 6 n
and The hate (b)All of the bu46ng was maximum frontage of 64 h. (c)A mui the frontage Pane ,bl Side Both—is re no less wills. (b)Street trees are installed on both
above the ground flow a designated for mum of two bb may be conwidatad lot ?vin 10 h an aggnsgoto and may be allocated aides of the$treat at no more Nan 5041 ntw-
residential use.(e)Outbuildings are pan the purpose M consinueting a sngM build- to one side Buiidinos are set bwk no less than vale (t)Rea lot Ines may coeschde with an
mrtted no 20 It from the mar lot line Outbuildings have alley-id)All ad-strew parking.s to the side sir
no required setback (c)Butlorngs do not fire. rear of the budding Whore accesses through
cried three stones in height.(d)Bufldinq coven dse frontage,garages or rarporb are located
ape does not exceed 50%of the lot areaa minimum of 20 It behind the facade
A7 WORKPLACE fel Contain$brldngsfom 87 WORKPLACE (o)AmmimumoI2%ands 'C7 WORKPLACE. (a)8uddings are butlt out to a 07 WORKPLACE ;&)Lots front streets as wide
uses such as corporate offitce light int► maximum of 30%of the neighborhood 1 minimum of 70%of Nair frontage at aeontim as necessary to accommodate truck traffic
dushry.wrisenal warehtxnhng automa was is desgnated for workplace use. (b) imus alignment no further than 10 h from 1h- (b)Street trees we ahigmd on both sides of
tive,and the Eke Lou have a maximum frontage of 64 ft frontage line. ;bl guhldi gs have no setback* the street at 35 to SO4i ntwvsk(c)Racer lot
(c)A maximum of four lots may be consoi i from side or ter lot Ines Ie)Buildings do trot Ines coincide with an alley (d)AN off-street
tooted for the purpose of constructing a -coed three stories n height (d)Building peAing is to the side or rear of tie building
sego building owarage does not ex*eod 7016 of the lot area-
le)Lots are seorated from other use types at
tM side and mar lot linea by a all of between
3 and 8 ft hroh
OTHER IDEAS:
•Standard subdivision only allowed for projects meeting minimum density. All other
projects must go through a PD process. This provides the much needed incentive to
direct projects to the PD review, while still allowing an owner to pursue an administrative
approval. This also balances the higher density impacts with a higher degree of
oversight. Lower density projects have not been as controversial, and are generally less
impacting on natural resources and adjoining neighbors.
• Purpose validation: The developer/applicant should address how their project achieved
the following principles:
Housing stock diversity?
Architectural Detail and Diversity?
Pedestrian Amenities?
Improved Public Safety?
Accommodates Children and/or seniors?
Sustainable Development?
Preservation of significant natural resources?
Integration with the existing neighborhood?
Project Photo Album (in progress)
This is where, as other projects are identified by the commission, they are added to the
portfolio. This should include plat maps if available, and specific photos of innovative
design principles.
These are samples of developments that are" ood"
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Ommittee Name ;D1) (WL &U40
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VOLUNTEER SIGN-IN SHEET
Date Volunteer Name HOURS Comments
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• Completeness
Review for Boards,
• � r
Commissions and
Committee Records
CITY OF TIGARD
Planned Unit Development Committee
Name of Board. Commission or Committee
November 2005-NO MEETING
Date of Meeting
No meeting records available. The assumption is no meeting took place during this month. I have
confirmed with Downtown Redevelopment Project Manager Sean Farrelly that there were several
months when the committee did not meet.
C.L.Wiley
Print Name
Signature
1/30/2013
Date
CITY OF TIGARD OREGON — COMMUNITY DEVELOPMENT — CURRENT PLANNING DIVISION
umn
PLANNED DEVELOPMENT REVIEW
COMMITTEE MEETING
. MMECNESDAY - NOVEMBER 16, 200
7:00 - 9:00 PM
iG .RD PERMIT CENTER CONFERENCE RO
1. ROLL CALL
2. DISCUSSION: PROPOSED CODE CHANGES
Review/discussion of staff analysis of Option as satisfying (or not satisfying)the PD Committees' goals
dated 5-4-05
Review/discussion of Option 2 revisions to move Planned Development Overlay Zone approval to the end
of the PD process
J. ADDITIONAL AGENDA ITEMS
Choose a method of making a recommendation to the City Council (majority/minority reports, staff
recommendations,or?)
Choose a date for the next PD Committee meeting (decision time)
14. ADJOURNMENT
x
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