06/19/2017 - PacketPLANNING COMMISSION AGENDA – June 19, 2017
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 of 2
City of Tigard
Planning Commission Agenda
MEETING DATE: June 19, 2017 - 7:00 p.m.
MEETING LOCATION: City of Tigard – Town Hall
13125 SW Hall Blvd., Tigard, OR 97223
1. CALL TO ORDER 7:00 p.m.
2. ROLL CALL 7:00 p.m.
3. COMMUNICATIONS 7:02 p.m.
4. CONSIDER MINUTES 7:04 p.m.
5. PUBLIC HEARING - TIGARD TRIANGLE LEAN CODE 7:10 p.m.
Development Code Amendment (DCA) 2017-00002
PROPOSAL: The City is proposing a new code for the Tigard Triangle that would regulate development
differently than the existing code. The goal of the new code is to spur new development by reducing
regulations in ways that support the community’s vision. The proposal repeals and replaces Chapter 18.620
(Tigard Triangle Plan District) and modifies Chapter 18.520 (Commercial Zoning Districts) of the
Community Development Code. LOCATION: Tigard Triangle. ZONE: Mixed-Use Employment and
General Commercial. REVIEW CRITERIA: Applicable provisions of Statewide Planning Goals, Metro
Urban Growth Management Functional Plan, Tigard Comprehensive Plan, and Tigard Community
Development Code.
6. OTHER BUSINESS 9:10 p.m.
7. ADJOURNMENT 9:20 p.m.
City of Tigard Respect and Care | Do the Right Thing | Get it DoneCity of Tigard Respect and Care | Do the Right Thing | Get it Done
Planning Commission Public Hearing
June 19, 2017
Tigard Triangle Lean Code
Development Code Amendment Proposal
(DCA 2017-00002)
EXHIBIT A
City of Tigard
Introduction
Portland
Community
College
Lake Oswego
(Kruse Way)
Downtown
Tigard
City of Tigard
Introduction
City of Tigard
Proposal
Lean Code Proposal –Phase I
•Chapter 18.620 (Att 1 & 2)
-repeals & replaces Tigard Triangle Plan District
•Chapter 18.520 (Att 1)
-modifies Commercial Zoning Districts
•Table 18.765.2 (Att 1)
-modifies Off-Street Parking
City of Tigard
Future Proposal
Lean Code Proposal –Phase II
•TMU Zone
-creates new TMU Zone
-rezones MUE & C-G properties
Phase I effective date contingent upon
adoption of Phase II
City of Tigard
(Attachment 3)
Comparison
of Existing
and Proposed
Zoning
City of Tigard
Proposed
Zoning and
Building
Heights
City of Tigard
Proposed
Transportation
Network
City of Tigard
How we got here…
•Tigard Land Use & Walkability Goals
•Regional Town Center Designation
•Tigard Triangle Strategic Plan Vision
•Lean and Form-Based Code Principles
Background
City of Tigard
What we’re trying to achieve…
•Multiple purpose statements
•One overarching goal
Goals
Transform the Triangle into an active,
urban, multimodal, and mixed-use
district that prioritizes pedestrians and
supports equitable development
City of Tigard
What we’re trying to achieve…
Goals
City of Tigard
What we’re trying to achieve…
Goals
City of Tigard
What we’re trying to avoid…
City of Tigard
What we’re trying to avoid…
City of Tigard
How the code achieves the goals…
Methods
•Lean & form-based approaches
•Clear & objective standards
•Small-scale & incremental strategies
•Street network improvements
•Mixed-use rezone
•Other city efforts
City of Tigard
Examples
Pre-Existing Single-Family Residential
City of Tigard
Examples
Pre-Existing Commercial
City of Tigard
Examples
New Development (Interior Lot)
Elevation on 72nd Ave
City of Tigard
BevelandNew Development (Corner Lot)
Examples
GonzagaBevelandGonzaga72nd Ave 72nd Ave
City of Tigard
Public Comments
Summary of Public Comments
•Tran, Robinson, and Fitzgerald -modified code
(with one modification introduced at hearing)
•Heffernan (Specht)-partially modified code
•Corliss and Cassinelli (introduced at hearing)
•Fair Housing Council (introduced at hearing)
City of Tigard
Specht Site
Examples
City of Tigard
Specht Proposal
Examples
City of Tigard
City of Tigard
Corliss Site
Examples
Current Block Size:
450’ x 1000’
Current Zoning:
General Commercial
450’
1000’
City of Tigard
City of Tigard
Staff Recommendation
•Recommend approval of the proposed code
amendments to the Tigard City Council as amended
through the public hearing process and with an
effective date contingent upon the approval of new
zoning.
•Direct staff to modify specific provisions of the
proposed amendments in response to public comments
and testimony.
•Direct staff to prepare additional Goal 10 Housing
findings in response to Fair Housing Council comments.
City of Tigard
Thank You.
Questions?
City of Tigard
Memorandum
To: Tigard Planning Commission
From: Susan P. Shanks, Senior Planner
Re: Staff Recommendation to Modify Lean Code Proposal
Date: June 19, 2017
Based on comments received on the Tigard Triangle Lean Code proposal during the public review
phase of the project, staff recommends the following modification to address all possible
development approvals in place prior to the effective date of the Tigard Triangle Lean Code.
18.620.050 Pre-Existing Development and Approvals
E. Sites with Pre-Existing Land Use Approvals.
1. Exceptions. The provisions in Subsections E.2 and E.3 through E.4 below apply to all
development except those involving basic utility uses and wireless communication
facilities. These uses shall continue to be subject to all previously imposed conditions of
approval. They shall also continue to be subject to the standards and procedures in
Chapter 18.330 Conditional Uses and Chapter 18.798 Wireless Communication Facilities
respectively, unless different standards are approved through the adjustment process as
provided in Subsection 18.620.040.C.4.
2. Conditions of Approval. Development that obtained land use approval and a final
certificate of occupancy or inspection prior to the effective date of this chapter shall not
be subject to any previously imposed conditions of approval. Development that obtained
land use approval, but not a final certificate of occupancy or inspection, prior to the
effective date of this chapter shall continue to comply with all previously imposed
conditions of approval until a final certificate of occupancy or inspection, whichever is
applicable, is obtained.
3. Phased Developments. Development that obtained land use approval for a phased Site
Development Review application prior to the effective date of this chapter shall be
allowed to complete all approved phases without respect to the time period specified in
Subsection 18.360.030.E.1 provided that the approval has not lapsed pursuant to
Subsection 18.360.030.C.
34. Modifications. Modifications to development that obtained land use approval prior to the
effective date of this chapter are subject to the standards and procedures in this chapter.
Exhibit B
From: Jim Corliss [mailto:jcorliss@landmarkford.com]
Sent: Thursday, June 15, 2017 11:28 AM
To: Susan Shanks
Subject: Tigard Triangle plan
Susan,
Thanks for meeting with me to discuss the plans this week. I participated in a couple of
community vision meetings when I did not have a time conflict. They were conceptual, not
detailed. Up to this point I was of the understanding that the Triangle zoning was all going to
be the same but never saw what that zoning would allow until now. The plan that we discussed
shows two zoning types, the current C-G and the new TMU. The current plan shows taking
away our current C-G zoning, changing to TMU and on our main parcel having two different
allowed building heights. TMU does not allow for motor vehicle sales or service. I understand
that current use is allowed but not if future redevelopment changes are made. Also the plan
shows future road through the middle of our business to which I object.
I request that our current zoning of C-G remain. The Landmark Ford site has been a commercial
location for almost 50 years and is currently the only new car dealership in the City. By zoning
out an automotive dealership you are decreasing the diversity of goods and services in the
district when the stated goal is to increase them. A progressive dealership requires a lot of land
and there are not other options within the City. If our facility closed the nearest new car dealer
is Beaverton and Wilsonville, we have thousands of customers who do not want to make that
drive.
Our business is very solid and for 38 years we have tried to be a great supporter of the
community. We have over 200 employees and never had any reduction is force layoffs. The
only way to try to assure the continued success for the long term is to keep the C-G zoning.
Sincerely,
Jim Corliss
President
Landmark Ford Lincoln
DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If
requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public
Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative
Rules “City General Records Retention Schedule.”
EXHIBIT C
72nd Avenue Property LLC
11720 SW 72nd Avenue
Tigard, Oregon 97223
Phone 503-545-5217
June 19, 2017
RE: TIGARD LEAN CODE
Dear Community Director,
I apologize for not being at this hearing in person, but my daughter’s graduation
beckons. I own property in the Tigard Triangle on the east side of the 72nd Avenue
between Baylor and Clinton Streets and I am intending to develop the property with a 5-
story mixed use apartment/commercial development with a second pre-application meeting
scheduled for June 27th. At my property and other properties on the east side of 72nd
Avenue, the topography slopes gently upward to the east lending these properties to a
daylight basement development configuration with parking at the rear providing direct
access to the second level of the structure. As a result of the sloped topography, the
five story design which we have developed meets the current 45’ height limit. I am
attaching copies of some preliminary renderings of the proposed building for your
reference.
I have been following and participating in the planning process for the new lean code
and I have had a chance to review the most recent lean code draft. I am very encouraged
and supportive of the overall code changes. I appreciate the city’s vision to increase
livability and to encourage residential development in the Tigard Triangle. However, I
have a concern with the maximum of 4 story height which is proposed for substantial
areas of the Tigard triangle as indicated on the Tigard Triangle Boundary and Zoning
Map.
Earlier drafts of the lean code included a maximum of 6 story heights in many locations
including along the east side of 72nd Avenue. I understand that the city is hoping the
new code will encourage development which can occur now under the current market
conditions, and that there is a concern about establishing higher density development
regulations which might encourage owners to defer development until the market conditions
change to justify more expensive high density development which may not be feasible
under the current market conditions. However, I believe that the four story height
limit is not quite in sync with the type of infill construction which has recently been
developed in other parts of the Portland metropolitan area, and which might represent
the best option for developers who wish to proceed with development in the near future.
EXHIBIT D
72nd Avenue Property LLC
11720 SW 72nd Avenue
Tigard, Oregon 97223
Phone 503-545-5217
TIGARD LEAN CODE
COMMUNITY DIRECTOR JUNE 19, 2017
The building codes allow four-story Type V wood frame construction to be built over a
Type I concrete podium structure resulting in a five story structure. This type of
construction allows commercial tenant spaces to be located at the ground floor facing
the street with a parking garage behind the commercial areas and four levels of wood
frame residential units on the upper floors. My analysis has indicated that this is the
most desirable configuration for infill construction in the Tigard Triangle. Based on
my analysis of construction costs and rents, and my recent experience seeking financing
for my project, in order to create a development project that is financially feasible,
an increased number of stories may be necessary.
72nd Avenue is a major thoroughfare through the Triangle with a traffic count of
approximately 13,000 cars per day. Therefore, it lends itself to have a commercial
component. I would like to encourage you to consider adjusting the height regulations
to allow five story structures similar to the project which we have designed for our
site on 72nd Avenue. Perhaps the code could include a provision that allows an additional
level to be added for mixed use buildings with ground level parking and commercial uses
and four levels of multi-family housing on the upper levels.
Thank you for your time and consideration.
Sincerely,
72ND AVENUE PROPERTY LLC
Richard E. Cassinelli
FAIR
HOUSING
couNcrL
OF OFEGON
June 19,2017
Planning Commission
Tigard City Hall
13125 SW Hall Blvd.
Tigard OR97223
Re: DCA2017-00002 update to Tigard Triangle Lean Code
Dear Commíssioners:
This letter is submitted jointly by Housing Land Advocates (HLA) and the Fair Housing Council
of Oregon (FHCO). Both HLA and FHCO are non-profit organizations that advocate for land
use policies and practices that ensure an adequate and appropriate supply ofaffordable housing
for all Oregonians. FHCO's interests relate to a jurisdiction's obligation to affirmatively fi.¡rther
fair housing. Please include these comments in the record for the above-referenced proposed
amendment.
As you may know, all amendments to the Comprehensive Plan Map and Zoning Map must
comply with the Statewide Planning Goals. ORS 197.175(2)(a). However, the staff report for
this proposal does not reference the proposal's impact on the City's Statewide Planning Goal l0
obligations.
HLA and FHCO applaud the City's aim to increase its residential supply. However, when a
decision is made affecting the residential land supply, the City must refer to its Housing Needs
Analysis and Buildable Land lnventory (BLI) to show that an adequate number of needed
housing units (both housing type and affordability level) will be supported by the residential land
supply after enactment ofthe proposed change. The record in support ofthe proposed
amendment does not make clear how many residential units are permitted before and after the
adoption of the proposed amendment in relation to the City's responsibilities under its BLI.
Even when a proposal increases the residential land supply, the Cþ must show that it is adding
needed residential zones (e.g. TMU). The City must demonstrate that its actions do not leave it
I
EXHIBIT E
FAIR
HOUSING
COUNCIL
QF OREGON
with less than adequate residential land supplies in the types, locations, and affordability ranges
affected. See Mulford v. Town of Lalæview, 36 Or LUBA 715,731(1999) (rezoning residential
land for industrial uses); Gresham v. Fairview, 3 Or LUBA 219 (same); see also, Home Builders
Assn. of Lane County v. City of Eugene,4l Or LUBA 370,422 (2002) (subjecting Goal 10
inventories to tree and waterway protection zones of indefinite quantities and locations).
HLA and FHCO urge the Commission to defer adoption of the proposed amendment until the
change in residential units permitted by the proposed amendment is made clear in the record.
Thank you for your consideration. Please provide written notice of your decision to, FHCO, c/o
Louise Dix, at 1221 SW Yamhill Street, #305, Portland, OR 97205 and HLA, c/o Jennifer
Bragar, at l2l SW Morrison Street, Suite 1850, Portland, OF.97204. Please feel free to email
Louise Dix at ldix@fhco.org or reach her by phone at (541) 951-0667.
Thank you for your consideration.
.¿r
Qe-ur*--
Louise Dix
AFFH Specialist
Fair Housing Council of Oregon
cc: Gordon Howard (gordon.howard@state.or.us)
Jennifer Bragar
President
Housing Land Advocates
2
STAFF REPORT TO THE PLANNING COMMISSION PAGE 1 OF 10
DCA2017-00002
Agenda Item: 5
Hearing Date: June 19, 2017 Time: 7:00 PM
STAFF REPORT TO THE
PLANNING COMMISSION
FOR THE CITY OF TIGARD, OREGON
120 DAYS = N/A
SECTION I. APPLICATION SUMMARY
FILE NAME: Tigard Triangle Lean Code
FILE NO.: Development Code Amendment (DCA) 2017-00002
PROPOSAL: The City is proposing text amendments to the Tigard Community Development
Code for the area known as the Tigard Triangle. The proposal repeals and replaces
Chapter 18.620 (Tigard Triangle Plan District) and modifies Chapter 18.520
(Commercial Zoning Districts) and Table 18.765.2 (Minimum and Maximum
Required Off-Street Vehicle and Bicycle Parking Requirements). The purpose of the
proposed code amendments is to spur new development and redevelopment by
reducing regulations in ways that support the community’s vision.
The proposed code amendments are included as Attachment 1. An underline/
strikeout version of the Tigard Triangle Lean Code (Chapter 18.620) is included as
Attachment 2 in order to show the changes made to the proposal between the Public
Draft (dated May 18, 2017) and the Planning Commission Draft (dated June 19, 2017).
APPLICANT: City of Tigard
13125 SW Hall Boulevard
Tigard, OR 97223
LOCATION: Tigard Triangle Plan District
APPLICABLE Tigard Community Development Code Chapters 18.380 and 18.390;
PROVISIONS: Tigard Comprehensive Plan Goals 1, 2, 8, 9, 10, and 12;
Metro Code 3.07 (Urban Growth Management Functional Plan) Titles 6 and 8;
Metro Code 3.08 (Regional Transportation Functional Plan) Titles 1 and 4;
Statewide Planning Goals 1, 2, and 12
SECTION II. STAFF RECOMMENDATION
Staff recommends that the Planning Commission recommend approval of the proposed development code
amendments to the Tigard City Council as determined through the public hearing process and with an
effective date contingent upon the adoption of new zoning.
STAFF REPORT TO THE PLANNING COMMISSION PAGE 2 OF 10
DCA2017-00002
SECTION III. BACKGROUND INFORMATION
Project History
The Tigard Triangle is located in the northeast corner of the city and is roughly 500 acres in size. Its
triangular shape is the result of the three state highways that surround it, namely OR 99W, OR 217, and
Interstate 5. The long range land use and development vision for the Tigard Triangle is outlined in the
Tigard Comprehensive Plan and further defined in the recently completed Tigard Triangle Strategic Plan
(TT Strategic Plan). The latter was developed with extensive public engagement and technical analysis in
2015.
The proposed code amendments, known as the Tigard Triangle Lean Code, are designed to facilitate the
transformation of the Tigard Triangle into an active, urban, multimodal, and mixed-use district by
removing barriers to development and prioritizing the pedestrian realm. They are also designed to advance
Tigard’s mission to become the most walkable city in the Pacific Northwest and support the area’s
designation as a regional Town Center.
Proposal Description
The Tigard Triangle Lean Code proposal repeals and replaces Chapter 18.620 (Tigard Triangle Plan District)
and modifies Chapter 18.520 (Commercial Zoning Districts) so that all of the General Commercial (C-G)
zone standards are in one place. The amendments to Table 18.765.2 (Parking Requirements) are for clarity
only. The main goal of the proposal is to “lean up” site and building design standards and the development
review process in order to spur development, particularly small-scale incremental development. An equally
important goal has been to create a more walkable environment by requiring more street connections and
making safe, comfortable, and attractive streetscapes a priority.
The proposal includes a new zone, which is shown on Map 18.620.A. The Triangle Mixed-Use (TMU) Zone,
which is shown as blue on the map, replaces the existing Mixed-Use Employment (MUE) Zone in the
Triangle. A number of properties currently in the General Commercial (C-G) Zone, which is shown as red on
the map, are proposed to be changed to TMU. The TMU Zone regulates land uses differently than the MUE
Zone. A map and table comparing existing and proposed zone boundaries and land uses is included as
Attachment 3.
IMPORTANT NOTE: The proposal includes a new zone and zone changes, but the legislative action to
adopt the new zone and zone changes is not being proposed at this time. The current proposal is for
adoption of text amendments to the Community Development Code only. Adoption of the new zone and
zone changes will be proposed at a later date once the required transportation analysis is complete. As a
result, the effective date of the current proposal will be contingent upon the future adoption of the new
zone and zone changes.
SECTION IV. APPLICABLE PROVISIONS, FINDINGS, AND CONCLUSIONS
This section contains all applicable city, regional, and state provisions that apply to the proposed
development code amendments and how each provision is met.
STAFF REPORT TO THE PLANNING COMMISSION PAGE 3 OF 10
DCA2017-00002
A. TIGARD COMMUNITY DEVELOPMENT CODE (TITLE 18)
Chapter 18.380: Zoning and Text Amendments
18.380.020.A Legislative zoning map and text amendments shall be undertaken by means of a
Type IV procedure, as governed by Section 18.309.060G
FINDING: The proposed code amendments are being reviewed under the Type IV
legislative procedure as set forth in the chapter. This procedure requires public hearings before
both the Planning Commission and City Council.
Chapter 18.390: Decision-Making Procedures
18.390.020.B.4
Type IV procedures apply to legislative matters. Legislative matters involve the
creation, revision, or large-scale implementation of public policy. Type IV
matters are considered initially by the Planning Commission with final decisions
made by the City Council.
FINDING: The proposed code amendments will initially be considered by the Planning
Commission on June 19, 2017. City Council will consider adopting the proposed code
amendments after the Planning Commission has made their recommendation. Hearing dates
before City Council have not yet been scheduled.
18.390.060.G. The recommendation by the Commission and the decision by the Council shall
be based on consideration of the following factors:
1. The Statewide Planning Goals and Guidelines adopted under Oregon
Revised Statutes Chapter 197;
2. Any federal or state statutes or regulations found applicable;
3. Any applicable Metro regulations;
4. Any applicable comprehensive plan policies; and
5. Any applicable provisions of the City’s implementing ordinances.
FINDING: Findings and conclusions addressing the factors listed above are provided within
this report.
CONCLUSION: The applicable provisions of the Tigard Community
Development Code are met.
B. TIGARD COMPREHENSIVE PLAN
Chapter 1: Citizen Involvement
Goal 1.1 Provide citizens, affected agencies, and other jurisdictions the opportunity to
participate in all phases of the planning process.
FINDING: The proposed code amendments are a result of a multi-year community planning
process effort that began in 2013 with the development of the Tigard Triangle
STAFF REPORT TO THE PLANNING COMMISSION PAGE 4 OF 10
DCA2017-00002
Strategic Plan (TTSP). This effort was guided by a Citizen and Technical Advisory Committee
and culminated in the completion of the TTSP in 2015. Following its completion, the city
concurrently began work on two TTSP implementation projects, namely the Tigard Triangle
Lean Code and the Tigard Triangle Urban Renewal Plan. Each project had its own public
engagement strategy, but staff took every opportunity to coordinate and create a synergy between
the two projects. The Tigard Triangle Lean Code public engagements are summarized below:
Lean Code Public Drop-In Office Hours (May 23 – June 1, 2017)
Lean Code & Urban Renewal Open House (October 20, 2016)
Walkability Workshop (April 20, 2016)
Walkability Survey (March 30 – April 31, 2016)
Lean Code Community Workshops (September 14, 15, and 17, 2015)
TTSP Citizen Advisory Committee Meetings (September 19 and November 13, 2013;
April 2, June 11, September 10, and December 17, 2014)
Goal 1.2 Ensure all citizens have access to:
A. opportunities to communicate directly to the City; and
B. information on issues in an understandable form.
FINDING: In addition to all required public hearing notifications and the public engagements
described above, staff briefed the City Council and Planning Commission at public meetings
throughout the life of the project. The city also maintained a project webpage that it updated
regularly with project and staff contact information; sent emails to interested parties on a regular
basis; and, provided information for several Cityscape and Tigard Times articles. The city
endeavored to provide all information in an understandable form, and project managers were
always on hand to answer questions.
Chapter 2: Land Use Planning
Goal 2.1 Maintain an up-to-date Comprehensive Plan, implementing regulations and
action plans as the legislative basis of Tigard’s land use planning program.
FINDING: The proposed code amendments conform with the policies of Goal 2.1 as follows:
The Tigard Triangle Strategic Plan establishes a clear policy direction for redevelopment in
the Triangle, and the proposed code amendments implement these policies.
The proposed code amendments promote the efficient use of land and intense urban level
development in the city’s designated regional Town Center through site and building design
standards that utilize form-based code principles.
The proposed code amendments promote the development of a range of land uses through the
creation of a new Triangle Mixed-Use Zone.
The proposed code amendments are designed to spur redevelopment by reducing regulations in
ways that support the community’s vision.
The city coordinated with all affected jurisdictions and agencies during the development of the
TTSP and the proposed code amendments through the TTSP Technical Advisory
STAFF REPORT TO THE PLANNING COMMISSION PAGE 5 OF 10
DCA2017-00002
Committee and through multiple subsequent engagements with affected agencies, such as
Metro, ODOT, and TriMet.
Goal 2.2 To enlarge, improve, and sustain a diverse urban forest to maximize the
economic, ecological, and social benefit of trees.
FINDING: The proposed code amendments identify the Oregon white oak as the
District Tree. The amendments provide incentives for preserving a District Tree when it is
located near or within the public right-of-way, such as providing for an automatic building
setback exception.
Goal 2.3 To balance the diverse and changing needs of the City through well-designed
urban development that minimizes the loss of existing trees to create a living
legacy for future generations.
FINDING: The proposed code amendments provide disincentives for removing a District Tree,
such as an additional process and fee for removal.
Chapter 8: Parks, Recreation, Trails, and Open Space
Goal 8.2 Create a Citywide network of interconnected on- and off-road pedestrian and
bicycle trails.
FINDING: The proposed code amendments include a Transportation Network Map (Map
18.620.B) that shows a network of interconnected on- and off-road bicycle and pedestrian
facilities, including bike lanes and multimodal paths and trails throughout the Triangle. One of
the trails utilizes the Red Rock Creek corridor.
Chapter 9: Economic Development
Goal 9.1 Develop and maintain a strong, diversified, and sustainable local economy.
FINDING: The proposed code amendments are designed to facilitate economic development
opportunities by reducing regulatory and financial barriers to small-scale incremental
development. The amendments are also designed to increase opportunities for higher density
housing and employment development through the creation of a new Triangle Mixed-Use Zone
and the removal of the maximum floor area ratio (FAR) requirement. Both of these regulatory
changes complement other economic development strategies at play in the Triangle, namely the
newly-approved Urban Renewal Area and the Vertical Housing Development Zone.
Goal 9.2 Make Tigard a center and incubator for innovative businesses, including those
that focus on environmental sustainability.
FINDING: The proposed code amendments regulate land uses by category, not by individual
use. This approach is well-suited to accommodate an evolving mix of uses and economic activities.
The proposed code amendments also employ a minimalist form-based approach to site and
STAFF REPORT TO THE PLANNING COMMISSION PAGE 6 OF 10
DCA2017-00002
building design that will enable businesses to more easily adapt their buildings and sites to suit
their changing business needs.
Goal 9.3 Make Tigard a prosperous and desirable place to live and do business.
FINDING: The proposed code amendments are designed to accommodate a significant portion
of the city’s future employment growth and high-density housing in ways that supports the
community’s vision for livability and walkability.
Chapter 10: Housing
Chapter 12: Transportation
Goal 12.1 Develop mutually supportive land use and transportation plans to enhance the
livability of the community.
FINDING: The proposed code amendments enhance community livability by:
Requiring development to build or pay for street improvements.
Designing streets with multimodal travel options.
Establishing street cross sections that enhance livability by focusing on elements that provide
a safe, comfortable, and attractive pedestrian experience.
Supporting mixed-use development that reduces the need for vehicle trips.
Minimizing creek crossings.
Encouraging alleys for vehicle access.
Recognizing that 72nd Ave and Dartmouth streets provide important through street
functions.
Goal 12.2 Develop and maintain a transportation system for the efficient movement of
people and goods.
FINDING: The proposed code amendments provide for the efficient movement of people and
goods by:
Improving internal network connectivity through new streets, paths, and trails.
Proposing a new overpass to connect the Triangle to Downtown Tigard.
Restricting the number of access points to individual developments.
Requiring on-street parking, encouraging shared parking, and letting the market decide how
much off-street parking is appropriate.
Goal 10.1 Provide opportunities for a variety of housing types to meet the diverse housing
needs of current and future City residents.
FINDING: The proposed code amendments create a new Triangle Mixed-Use Zone that
outright allows all housing types and reduces the requirements for new accessory dwelling units.
STAFF REPORT TO THE PLANNING COMMISSION PAGE 7 OF 10
DCA2017-00002
Goal 12.3 Provide an accessible, multi-modal transportation system that meets the mobility
needs of the community.
FINDING: The proposed code amendments provide for the mobility needs of the community by:
Requiring the development of complete streets and a variety of off-street facilities that provide
multimodal travel options.
Requiring pedestrian and bicycle connections where street connections are not possible and
where it would reduce travel length to transit and other destinations.
Goal 12.5 Coordinate planning, development, operation, and maintenance of the
transportation system with appropriate agencies.
FINDING: The proposed code amendments were coordinated with all appropriate agencies
that have transportation interests or authority in the area, including Metro, ODOT, and
TriMet.
CONCLUSION: The applicable provisions of the Tigard
Comprehensive Plan are met.
C. METRO CODE 3.07 (Urban Growth Management Functional Plan)
Title 6
The Regional Framework Plan identifies Centers, Corridors, Main Streets, and
Station Communities throughout the region and recognizes them as the
principal centers of urban life in the region. Section 3.07.640 recommends a
critical number of residents and worker and a mix of housing types to make
these areas vibrant and successful.
FINDING: The proposed code amendments remove the maximum floor area ratio (FAR)
requirement of 0.40 for all non-residential development, including mixed-use development, in the
proposed Triangle Mixed-Use (TMU) Zone. Removal of this requirement will allow
development that supports a greater density of residents and workers. The proposed code
amendments also allow a greater mix of land uses, including all residential uses, and limit new
auto-oriented development.
Title 8
A city or county proposing an amendment to a comprehensive plan or land use
regulation shall submit the proposed amendment to the COO at least 35 days
prior to the first evidentiary hearing on the amendment and shall comply with the
functional plan.
FINDING: The proposed code amendments were submitted to a designee of the COO
(Metro’s Chief Operating Officer) on May 15, 2017. The first evidentiary hearing is June 19,
2017. The 35-day submittal requirement has been met. The only applicable provisions of the
functional plan that apply to the proposed code amendments are addressed above under Title 6.
CONCLUSION: The applicable provisions of Metro Code 3.07 (Urban
Growth Management Functional Plan) are met.
STAFF REPORT TO THE PLANNING COMMISSION PAGE 8 OF 10
DCA2017-00002
D. METRO CODE 3.08 (Regional Transportation Functional Plan)
Title 1
Transportation system design shall ensure that new street construction and re-
construction projects are designed to improve safety, support adjacent land uses
and balance the needs of all users. Sections 3.08.110, 130, and 140 address street
design, connectivity, and access and require pedestrian and bicycle facilities.
FINDING: The proposed code amendments include a Transportation Network Map (Map
18.620.B) and Transportation Facility Standards (Section 18.620.090) that meet or exceed
the Regional Transportation Functional Plan requirements. The proposed code amendments
include the following:
New streets, paths, and trails to improve connectivity for all travel modes
Opportunities for green streets
On-street parking to buffer pedestrians, slow vehicles, and support development
Narrow right-of-way widths to reduce the length of pedestrian crossings
Sidewalks on all streets and pedestrian through zones of at least 5 feet
Pedestrian connections at least every 330 feet
Minimum bicycle parking requirements
Street trees and landscape buffers of at least 5 feet
Title 4
Cities and counties shall establish parking ratios and ensure adequate bicycle
parking.
FINDING: The proposed amendments do not include a minimum vehicle parking ratio and
do not exceed the maximum parking ratios in Title 4. Both proposed parking ratios comply
with Metro standards. The proposed code amendments also require new development to install
a minimum number of bicycle parking spaces.
CONCLUSION: The applicable provisions of Metro Code 3.08
(Regional Transportation Functional Plan) are met.
D. STATEWIDE PLANNING GOALS (Oregon Revised Statutes Chapter 197)
The Tigard Comprehensive Plan addressed the Statewide Planning Goals and was acknowledged
by the state as being in compliance with state law; therefore, the Statewide Planning Goals are
addressed under the Tigard Comprehensive Plan section.
SECTION V. CITY STAFF COMMENTS
The City of Tigard’s Community Development, Public Works, and Finance Departments had an
opportunity to review the proposed code amendments and had no comments.
STAFF REPORT TO THE PLANNING COMMISSION PAGE 9 OF 10
DCA2017-00002
SECTION VI. AGENCY COMMENTS
The following agencies/jurisdictions had an opportunity to review the proposed code amendments:
City of Lake Oswego
Clean Water Services
Metro Land Use and Planning
Oregon Department of Land Conservation and Development
Tigard Tualatin School District
Tigard Water District
TriMet
Tualatin Valley Fire & Rescue
Tualatin Valley Water District
Washington County Department of Land Use and Transportation
Tualatin Valley Fire & Rescue and Tualatin Valley Water District provided technical comments that
were reviewed for consistency with the proposed code amendments.
SECTION VII. PUBLIC COMMENTS
Staff notified all Tigard Triangle interested parties (59 recipients) by email and all property owners,
business owners, and residents (1055 recipients) by mail on May 18, 2017. Both notices provided
information about the June 2017 public hearing and the proposed code amendments and solicited public
input. As of the writing of this staff report, the following individuals submitted written comments on the
proposed code amendments:
Michael Robinson
Trinh Tran
DJ Heffernan
Calista Fitzgerald
Staff met with or spoke to each individual who submitted comments and revised the proposed code
amendments where staff was in agreement with the commenter. The underline/strikeout version of
Chapter 18.620 is included as Attachment 2. It shows the changes made to the proposal between the
Public Draft (dated May 18, 2017) and the Planning Commission Draft (dated June 19, 2017). All
comments are included in Attachment 4.
SECTION VIII. CONCLUSION
In addition to complying with all applicable city, regional, and state provisions, the proposed code
amendments:
Implement the community’s vision for the Triangle to become an active, urban, multimodal, and
mixed-use district;
Advance Tigard’s mission to become the most walkable city in the Pacific Northwest; and
ATTACHMENT 1
Proposed Code Amendments
(Planning Commission Draft)
City of Tigard Community Development Code
Proposed Amendments
(File No. DCA2017-00002)
Tigard Triangle Lean Code
Planning Commission Draft – June 19, 2017
Please contact Susan P. Shanks, Senior Planner, at 503-718-2454 or susans@tigard-or.gov with
questions or comments about the proposed code amendments and/or the code adoption process.
The city is proposing a new code for the Tigard
Triangle that would regulate development differently
than the existing code. The goal of the new code is to
spur new development by reducing regulations in
ways that support the community’s vision.
The Tigard Triangle Lean Code is designed to:
• Increase connectivity and walkability
• Be easier to understand
• Be more flexible
• Allow a wide range of uses
• Streamline the development review process
• Respect existing development
• Encourage business start-ups and
entrepreneurs
City of Tigard Community Development Code
Proposed Amendments
(File No. DCA2017-00002)
Table of Contents
I.Lean Code Annotated Table of Contents (2 pages)
(Provides a summary for each section of the Lean Code Proposal)
II.Lean Code Proposal (31 pages)
(Repeals and replaces Chapter 18.620 Tigard Triangle Plan District)
III.Commercial Zoning Districts Proposal (16 pages)
(Modifies Chapter 18.520 Commercial Zoning Districts in response to Lean Code Proposal)
IV. Off-Street Parking Table Housekeeping Proposal (6 pages)
(Modifies Table 18.765.2 for clarity only)
Please contact Susan P. Shanks, Senior Planner, at 503-718-2454 or susans@tigard-or.gov with
questions or comments about the proposed code amendments and/or the code adoption process.
Page 1 of 2 | Lean Code Annotated Table of Contents
Lean Code Annotated Table of Contents
(Chapter 18.620 Tigard Triangle Plan District)
18.620.010 Purpose
Implements the city’s land use and development vision for the Triangle as outlined in the
Tigard Comprehensive Plan and further detailed in the 2015 Tigard Triangle Strategic Plan
and 2016 Tigard Triangle Urban Renewal Plan.
Implements the city’s Strategic Plan with regard to walkability and connectivity.
Removes regulatory and financial barriers to small-scale incremental development.
Streamlines the development review and approval process.
18.620.020 General Provisions
“One-Stop Shopping.” The Lean Code is designed as a standalone set of regulations with
minimal references to other provisions of the Community Development Code of the City of
Tigard.
18.620.030 Applicability
Applies to properties in the newly created Triangle Mixed Use (TMU) Zone and existing
and planned streets within the Tigard Triangle area.
Does not apply to properties in the existing General Commercial (CG) Zone. These
standards are proposed to be moved to Chapter 18.520 Commercial Zoning Districts.
18.620.040 Review Process
Streamlines the development review process by removing the land use review requirement
for many types of development proposals. This approach is possible because all proposed
site and building design standards are clear and objective.
Provides flexibility (new staff-level Adjustment process) when a clear and objective
standard cannot be met or when a developer opts to propose an alternative design or
remove a district tree. All requested adjustments would be reviewed through the lens of
walkability.
18.620.050 Pre-Existing Development and Approvals
Allows existing uses and site improvements to be legal under the new code to avoid
financial repercussions of “nonconforming” designation.
Requires building modifications and new development on sites with pre-existing
development to gradually come into conformance with the standards that most support
walkability.
Page 2 of 2 | Lean Code Annotated Table of Contents
18.620.060 Land Use Standards
Allows a wide range of residential, commercial, and civic uses. Limits the footprint of light
industrial uses and retail sales (e.g. big box stores). Prohibits heavy industrial and most
auto-oriented uses.
Emphasizes “form” over “use” to achieve an urban mixed-use walkable environment.
18.620.070 Site Design Standards
Site design standards address:
Building location
Utility and service area location
Surface parking location and design
Bicycle parking location and design
Retaining wall, fencing, and street screen design
Driveway number and size
District tree preservation
18.620.080 Building Design Standards
Building design standards address:
Building height
Building entry location and design
Building projections
Building façade window area
18.620.090 Transportation Facility Standards
Simplifies street design standards by treating all the streets the same except for Pacific
Highway, 72nd Avenue, and Dartmouth Street.
Exempts small development proposals from street frontage improvements but not ROW
dedication.
Allows option of fee-in-lieu-of-construction of required street frontage improvements in
certain situations.
Explicitly allows use of public sidewalks for commercial purposes (e.g. customer seating,
A-frame signage, and merchandise display) and pedestrian amenities (e.g. street furniture,
bicycle parking, trash cans, and drinking fountains).
18.620.100 Sign Standards
Utilizes existing sign permit process and sign standards in place for Downtown Tigard.
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All text in this chapter is proposed to replace the existing text in
Chapter 18.620
Chapter 18.620
TIGARD TRIANGLE PLAN DISTRICT
Sections:
18.620.010 Purpose
18.620.020 General Provisions
18.620.030 Applicability
18.620.040 Review Process
18.620.050 Pre-Existing Development and Approvals
18.620.060 Land Use Standards
18.620.070 Site Design Standards
18.620.080 Building Design Standards
18.620.090 Transportation Facility Standards
18.620.100 Sign Standards
18.620.010 Purpose
The Tigard Triangle Plan District implements the land use and development vision for the Tigard
Triangle as outlined in the Tigard Comprehensive Plan. It also advances Tigard’s mission to become the
most walkable city in the Pacific Northwest and supports the district’s designation as a regional Town
Center.
The Tigard Triangle Plan District Chapter is referred throughout Chapter 18.620 as “this chapter.” The
standards and procedures of this chapter are designed to:
Remove regulatory and financial barriers for small-scale incremental development;
Streamline the development review and approval process;
Support existing development;
Support transitional uses and adaptive re-use of existing development;
Increase the diversity of goods and services available in the district;
Encourage new housing and mixed-use development;
Limit new auto-oriented development;
Preserve the district’s unique and natural features, including but not limited to district trees;
Create safe, comfortable, and attractive streetscapes for pedestrians; and,
Improve connectivity for all modes of travel.
Collectively, the purpose of these standards and procedures is to facilitate the transformation of the Tigard
Triangle into an active, urban, multimodal, and mixed-use district as envisioned by the 2015 Tigard
Triangle Strategic Plan.
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18.620.020 General Provisions
A. This chapter is designed, wherever possible, to act as a standalone set of standards and procedures for
development in the Triangle Mixed-Use (TMU) Zone within the Tigard Triangle Plan District.
References to other applicable standards and procedures in the Community Development Code of the
City of Tigard are provided as needed.
B. The Community Development Code is Title 18 of the Tigard Municipal Code and is referred
throughout this chapter as “this title.” The standards and procedures in this chapter apply in lieu of
other provisions in this title, except where specifically stated otherwise, and shall govern in the event
of a conflict.
C. To the extent that the provisions in the following chapters do not conflict with this chapter, the
following chapters in this title apply concurrently:
1. Definitions and measurements as provided in Chapter 18.120 Definitions.
2. Land use category descriptions as provided in Chapter 18.130 Use Categories.
3. Zoning administration and enforcement as provided in Chapters 18.220 and 18.230.
4. Code interpretations as provided in Chapter 18.340 Director’s Interpretations.
5. Zoning map and text amendments as provided in Chapter 18.380.
6. Historic overlay designations as provided in Chapter 18.740.
18.620.030 Applicability
A. Applicability.
1. Triangle Mixed-Use (TMU) Zone. The standards and procedures in this chapter apply to property
that is located in the Triangle Mixed-Use (TMU) Zone within the Tigard Triangle Plan District.
2. General Commercial (C-G) Zone. The standards and procedures in this chapter do not apply to
property that is located in the C-G Zone within the Tigard Triangle Plan District, except for the
transportation facility standards in Section 18.620.090. Property in the C-G Zone is regulated by
other chapters in this title, including but not limited to Chapter 18.520 Commercial Zoning
Districts.
3. Public Rights-of-Ways. The standards in Section 18.620.090 apply to all existing, future, and
proposed public rights-of-way in the Tigard Triangle Plan District regardless of the zone.
4. The boundary of the Tigard Triangle Plan District is shown on Map 18.620.A. The TMU Zone
and C-G Zone are also shown on this map and the city’s official Zoning Map. All existing and
future transportation facilities are shown on Map 18.620.B.
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Map 18.620.A: Tigard Triangle Boundary and Zoning
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Map 18.620.B: Tigard Triangle Transportation Network
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B. Exemptions.
1. The following types of development are exempt from all standards and procedures of this chapter:
a. Operation, maintenance, and repair of existing public facilities.
b. Public capital improvement projects undertaken by the city.
c. Maintenance and repair of existing buildings or site improvements.
d. Improvements to existing buildings or site improvements to bring them into compliance with
applicable federal and state accessibility requirements.
e. Reconstruction of a building following partial or total accidental destruction when all of the
following criteria are met:
i. The reconstructed building has a gross floor area no larger than the structure that was
destroyed.
ii. The use of the building remains the same as the use that existed before the building was
destroyed.
iii. Repairs are commenced within one year from the date of destruction. Commencement of
repairs occurs when a required development permit has been issued.
2. If a development is not exempt from the standards and procedures of this chapter as described
above, it may be exempt from the street design standards in Subsection 18.620.090.C.4 that relate
to street frontage improvements. This exemption applies only to street frontage improvements
and not right-of-way dedications where required by Subsection 18.620.040.B.3.b. The following
types of development are exempt from street frontage improvements, except where existing
frontage improvements do not meet the city’s minimum public facility standards for safety and
adequacy as required by Subsection 18.620.040.B.2.c.
a. Construction of a new accessory dwelling unit that is less than 800 square feet in size. This
exemption is subject to the limitations provided in Subsection B.3 below.
b. Expansion of an existing building or construction of a new building that is less than 800
square feet in size. This exemption is subject to the limitations provided in Subsection B.3
below.
c. New use or change of use that increases the estimated number of vehicle trips by less than
100 trips per day or has temporary impacts on the transportation system as determined by the
City Engineer. This exemption is for outright permitted uses only.
3. Limitation on Exemptions. No more than one exemption is allowed every 3 years. The 3-year
period starts from the date the city issues an occupancy permit or final inspection for the
expanded, converted, or new buildings exempted under B.2.a and B.2.b above. Subsequent
buildings that exceed the square footage threshold within the 3-year timeframe are not exempt.
Chapter 18.620 (Clean Copy) Proposed Code Amendments
June 19, 2017 Page 6 of 31
18.620.040 Review Process
A. Purpose. The purpose of this section is to streamline the development review and approval process.
B. Development Review. Development review is the process whereby the applicant submits all required
development permit applications to the city for review against all applicable standards. Depending
upon the type of development proposed, permit applications may be submitted consecutively or
concurrently. If land use review is required or initiated by the applicant pursuant to Subsection C
below, land use approval must be obtained prior to submitting for development review.
1. Early Assistance Meeting. The applicant shall request an Early Assistance Meeting with the city
prior to the submittal of any required building, site, or public facility permit application. The
director may waive this requirement for proposals that are not complex, would not benefit from a
meeting with the city, or have had a Preapplication Conference as part of a related land use
review.
2. Development Review Requirements. All proposed development shall demonstrate compliance
with the following requirements at the time of development permit application submittal:
a. Use and Design Standards. The proposed development conforms to all applicable use and
design standards in this chapter, except as approved through the adjustment process as
provided in Subsection 18.620.040.C.4.
b. Transportation Facility Improvements. The proposed development will provide transportation
facility improvements and mitigation at the time of development as determined by the
transportation facility review process described in Subsection 18.620.040.B.3 below.
c. Minimum Public Facility Improvements. The proposed development provides or will provide
public facility improvements at the time of development that conform to the city’s minimum
standards for safety and adequacy, which are as follows:
i. Frontage on, or approved access to, a public street.
ii. A minimum of 24 feet of pavement and horizontal clearance on a public street along each
street frontage where access is taken. Additional transportation facility improvements
may be required by Subsection B.2.b above.
iii. Adequate public utilities pursuant to the city’s standards in the Public Works Design
Manual and Sections 18.810.050 Easements, 18.810.090 Sanitary Sewers, and
18.810.120 Utilities. Section 18.810.120 may require undergrounding of utilities or a fee
in lieu of undergrounding new or existing utilities.
iv. Adequate stormwater management facilities for water quantity and quality pursuant to
Clean Water Services’ standards and the city’s standards in the Public Works Design
Manual and Section 18.810.100 Storm Drainage.
3. Transportation Facility Review Process. The transportation facility review process determines
whether transportation improvements are needed and whether the proposed development will be
required to construct or pay for them.
a. The following review process applies to all proposed developments, except those that are
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June 19, 2017 Page 7 of 31
exempt from street frontage improvements (see Subsection 18.620.030.B.2) or trigger a
Transportation Impact Study (see Subsection 18.620.040.B.3.c).
i. The City Engineer will determine whether the proposed development is estimated to
generate any new vehicle, pedestrian, or bicycle trips using the best available data and
analysis, including but not limited to the ITE Trip Generation Manual or a Transportation
Impact Study prepared by a transportation engineer licensed in the State of Oregon.
ii. If the proposed development is estimated to generate new trips, the City Engineer will
evaluate the existing transportation facilities along each street frontage of the proposed
development site for conformance with the transportation facility standards in Subsection
18.620.090.C. The City Engineer will also evaluate the entire development site for
conformance with Map 18.620.B Transportation Network Map. If existing transportation
facilities do not meet current standards, the City Engineer will identify needed
improvements based on the transportation facility standards in Subsection 18.620.090.C.
iii. If transportation facility improvements are needed, the city will require construction of
improvements and dedication of right-of-way at the time of development unless the city
determines that such exactions are not roughly proportional to the number of new trips
estimated to be generated by the proposed development. If the applicant disagrees with
the city’s proportionality determination, the applicant may utilize the city’s Type II
appeal procedure in Subsection 18.390.040.G in a de novo hearing.
iv. The applicant may request to pay a fee in lieu of constructing the required transportation
improvements as provided in Subsection 18.620.090.D.
b. The following review process applies to a proposed development that is exempt from street
frontage improvements pursuant to Subsection 18.620.030.B.2.
i. The City Engineer will determine whether the proposed development is estimated to
generate any new trips as described in Subsection 18.620.040.B.3.a.i above.
ii. If the proposed development is estimated to generate new trips, the City Engineer will
identify needed improvements for the sole purpose of determining whether any additional
public right-of-way is needed for future transportation improvements.
iii. If public right-of-way is needed for future transportation improvements, the city will
require dedication of right-of-way at the time of development pursuant to Subsection
18.620.040.B.3.a.iii above.
c. The following review process applies to a proposed development that triggers a
Transportation Impact Study (TIS) as described below.
i. A TIS is required if the proposed development: (1) is estimated by the City Engineer to
generate more than 1,000 new vehicle trips per day, (2) includes a drive-thru component,
or (3) impacts a state transportation facility as determined by the Oregon Department of
Transportation. The applicant shall pay the fee listed in the city’s Master Fees and
Charges Schedule for the city to conduct this study. The city will not accept any
development permit or land use applications for review until the TIS has been completed
and incorporated into the applicant’s development permit or land use application
submittal.
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ii. The TIS will evaluate the existing transportation facilities for conformance with the city’s
transportation facility standards, including affected off-site facilities. If existing
transportation facilities do not meet current standards, the study will identify needed
improvements based on the transportation facility standards in Subsection 18.620.090.C
and those of any other affected road authorities. If the TIS determines that transportation
facility improvements are needed, the city will require construction of improvements and
dedication of right-of-way at the time of development pursuant to Subsection
18.620.040.B.3.a.iii above.
iii. If the TIS identifies off-site impacts from the proposed development, the applicant shall
submit a land use application as required by Subsection 18.620.040.C.2 that complies
with the provisions in Subsection 18.620.040.C.3.
C. Land Use Review. Whether required by this title or initiated by the applicant, land use review
precedes development review. Land use review is the process whereby the applicant submits any
required or applicant-initiated land use applications to the city for review against all applicable
approval criteria and standards. The Planned Development land use review process in Chapter 18.350
is not available to properties located in the TMU Zone.
1. Preapplication Conference. The applicant shall request a Preapplication Conference with the city
prior to the submittal of any required or applicant-initiated land use application as required by
Chapter 18.390 Decision-Making Procedures.
2. Land Use Applications. If more than one land use application is required, they may be processed
concurrently. The following types of land use applications are required by Table 18.620.1 in the
following circumstances:
Table 18.620.1 Required Land Use Applications
Land Use Application Circumstances Code Section
Transportation Mitigation The proposed development triggered a
Transportation Impact Study (see
Subsection 18.620.040.B.3.c.i) and it
identified off-site impacts.
18.620.040.C.3
Adjustment The proposed development cannot meet
all applicable design standards of this
chapter, or the applicant elects to
propose an alternative design or remove
a district tree (see Subsection
18.620.070.H).
18.620.040.C.4
Lot Line Adjustment, Minor
Land Partition, or Subdivision
The proposed development includes a
land division or property line
adjustment.
18.620.040.C.5
Conditional Use The proposed development includes a
basic utility use as defined in
Subsection 18.130.050.A or a specific
type of wireless communication facility
as described in Chapter 18.798.
18.330
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Site Development Review The proposed development includes a
specific type of wireless communication
facility as described in Chapter 18.798.
18.360
Sensitive Lands The proposed development is located on
lands that contain protected natural
resources, such as streams or wetlands,
and will potentially impact them.
18.775
Temporary Use or Structure The proposed development is for a
temporary use or structure.
18.785
3. Transportation Mitigation (TM) Application. A TM application shall be processed as a Type II
land use review as provided by Section 18.390.040 Type II Procedure.
a. A TM application shall be approved when all of the following land use approval criteria have
been met:
i. The required Transportation Impact Study evaluated existing on- and off-site
transportation facilities for conformance with all applicable transportation facility
standards; identified needed improvements to adequately serve the proposed
development; and recommended proportionate mitigations for all on- and off-site
impacts.
ii. The proposed development will provide transportation facility improvements and
mitigation that conform to all applicable transportation facility design standards at the
time of development unless the land use review authority determines that such exactions
are not roughly proportional to the impacts of the proposed development.
4. Adjustment (ADJ) Application. An ADJ application shall be processed as a Type II land use
review as provided by Section 18.390.040 Type II Procedure.
b. An ADJ application may contain multiple adjustment requests. An adjustment may be
requested for any standard in this chapter unless specifically prohibited by this chapter. An
adjustment may not be requested to change or eliminate a required review process. The
provisions of Chapter 18.370 Variances and Adjustments do not apply to properties in the
TMU Zone.
c. An ADJ application shall be approved when all of the following land use approval criteria
have been met for each requested adjustment:
i. The proposed adjustment has public benefits and is generally consistent with the
applicable stated purposes of this chapter.
ii. The proposed adjustment includes enhancements to the pedestrian environment along the
proposed development’s street frontage, including but not limited to:
Plaza development
District tree preservation
Pedestrian amenities in the public right-of-way
Pedestrian-oriented building façade design elements
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iii. In situations where the proposed adjustment is needed to address development constraints
associated with lot size, shape, or topography; multiple street frontages; or protected
natural resources, the applicant has adequately explained the need and rationale for the
proposed adjustment.
iv. If the proposed adjustment is for the removal of a district tree, a condition of approval
shall include payment of a district tree removal fee in the amount listed in the city’s
Master Fees and Charges Schedule unless a finding is made that the property in question
cannot be reasonably developed without removal of the district tree. District tree
information and requirements are provided in Subsection 18.620.070.H.
5. Lot Line Adjustment, Minor Land Partition, or Subdivision Application. The provisions in
Chapters 18.410, 18.420, and 18.430 shall continue to apply except as modified below.
a. Lot size and shape shall be appropriate for the proposed development or, if no development is
proposed, for an outright permitted use. There is no minimum lot area, width, or depth
standard in the TMU Zone.
b. Lots shall have frontage on, or approved access to, a public street.
c. Driveways shall comply with the standards in Subsection 18.620.070.G.
d. Screening is not required between lots.
18.620.050 Pre-Existing Development and Approvals
A. Purpose. The purpose of this section is to remove barriers to small-scale incremental development
and support existing development, transitional uses, and adaptive re-use of existing development.
B. Legal Status. Pre-existing land uses and development that do not conform to the standards in this
chapter but were lawfully in existence or approved prior to the effective date of this chapter shall be
treated as lawful and approved uses and development. The provisions of Chapter 18.760
Nonconforming Situations do not apply to land uses and development in the TMU Zone.
C. Sites with Pre-Existing Land Uses.
1. A pre-existing land use that does not meet the land use standards in Section 18.620.060 may
continue but may not expand beyond the boundaries of the site that it occupied prior to the
effective date of this chapter.
2. A pre-existing land use that does not meet the land use standards in Section 18.620.060 may not
be re-established if discontinued for longer than six months, except where the discontinuance is
the result of accidental destruction. Discontinuance caused by total or partial accidental
destruction must commence repairs to re-establish the use within one year from the date of
destruction. If repairs are not commenced within the one-year period, the use may not be re-
established. Commencement of repairs occurs when a required development permit has been
issued.
D. Sites with Pre-Existing Development.
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1. Pre-existing development that does not meet the site or building design standards in Sections
18.620.070 and 18.620.080 may be re-established or re-built if accidentally destroyed as long as
repairs are commenced within one year from the date of destruction. If repairs are not
commenced within the one-year period, the development may not be re-established or re-built.
Commencement of repairs occurs when a required development permit has been issued.
2. Pre-existing development that does not meet the site or building design standards in Sections
18.620.070 and 18.620.080 may not be re-established or re-built if intentionally destroyed unless
the new development conforms to the site and building design standards in this chapter.
3. Modifications to pre-existing site improvements, such as vehicle parking and access, that do not
meet the site design standards in Section 18.620.070 may continue but may not be modified if the
modification would result in any site improvement going further out of conformance with the
applicable site design standard in Section 18.620.070, unless approved through the adjustment
process as provided in Section 18.620.040.C.4.
4. Modifications to pre-existing buildings that do not meet the site or building design standards in
Sections 18.620.070 and 18.620.080 may continue and expand subject to the standards in Table
18.620.2 below. Applicable standards only apply to the proposed expansion and not the existing
building. Expansions may be vertical (e.g. second story addition), horizontal (e.g. ground floor
expansion), or both (e.g. two-story addition).
Table 18.620.2 Modifications to Pre-Existing Buildings
Proposed Building Modification Applicable Standards
Addition to a single-family residence.
Addition to a single-family residential
accessory building that results in a
building less than or equal to 528
square feet in size.
Addition to any building where the
addition is located more than 35 feet
away from all street property lines.
Exempt from all site and building design standards
except:
Minimum building setbacks (18.620.070.B)
Driveways (18.620.070.G)
District trees (18.620.070.H)
Maximum building height (18.620.080.A)
Subject to all applicable standards in Sections
18.620.060 and 18.620.090.
All other additions not described
above.
Subject to all applicable site and building design
standards in Sections 18.620.070 and 080.
Subject to all applicable standards in Sections
18.620.060 and 18.620.090.
5. New land uses and development may be proposed on sites with pre-existing land uses and
development subject to the following standards:
a. All new land uses shall meet the land use standards in Section 18.620.060.
b. All new site improvements, such as vehicle parking and access, shall meet the site design
standards in Section 18.620.070.
c. All new buildings are subject to the standards in Table 18.620.3 below.
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Table 18.620.3 New Buildings on Sites with Pre-Existing Development
Proposed New Building Applicable Standards
New single-family accessory building
less than or equal to 528 square feet in
size.
New building located partially or
completely behind an existing
building and more than 35 feet away
from all street property lines.
Exempt from all site and building design standards
except:
Minimum building setbacks (18.620.070.B)
Driveways (18.620.070.G)
District trees (18.620.070.H)
Maximum building height (18.620.080.A)
Subject to all applicable standards in Sections
18.620.060 and 18.620.090.
All other new buildings not described
above.
Subject to all applicable site and building design
standards in Sections 18.620.070 and 080.
Subject to all applicable standards in Sections
18.620.060 and 18.620.090.
E. Sites with Pre-Existing Land Use Approvals.
1. Exceptions. The provisions in Subsections E.2 and E.3 below apply to all development except
those involving basic utility uses and wireless communication facilities. These uses shall continue
to be subject to all previously imposed conditions of approval. They shall also continue to be
subject to the standards and procedures in Chapter 18.330 Conditional Uses and Chapter 18.798
Wireless Communication Facilities respectively, unless different standards are approved through
the adjustment process as provided in Subsection 18.620.040.C.4.
2. Conditions of Approval. Development that obtained land use approval and a final certificate of
occupancy or inspection prior to the effective date of this chapter shall not be subject to any
previously imposed conditions of approval. Development that obtained land use approval, but not
a final certificate of occupancy or inspection, prior to the effective date of this chapter shall
continue to comply with all previously imposed conditions of approval until a final certificate of
occupancy or inspection, whichever is applicable, is obtained.
3. Modifications. Modifications to development that obtained land use approval prior to the
effective date of this chapter are subject to the standards and procedures in this chapter.
18.620.060 Land Use Standards
A. Purpose. The purpose of these standards is to encourage urban mixed-use development, limit
suburban auto-oriented development, support transitional uses and adaptive re-use of existing
development, and increase the diversity of goods and services available in the district.
B. General Provisions.
1. Vertical and horizontal mixed-use development is permitted subject to the land use standards in
Subsection C below.
2. Mobile food carts are permitted subject to the city’s food cart policy.
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3. Drive-thru development is prohibited.
4. Land uses are described in Chapter 18.130 Use Categories.
C. Land Use Standards.
1. Permitted land uses are listed in Table 18.620.4.
2. Restricted land uses are listed in Table 18.620.5 and are subject to the following restrictions:
a. Non-accessory parking shall be located within parking structures except where existing
surface parking is proposed to be used for non-accessory parking. Covered parking is not
considered a parking structure.
i. Non-accessory parking structures shall meet all applicable design standards in this
chapter. Additionally, ground stories shall be designed as flexible structures with flat
floor decks that can transition to accommodate outright permitted uses in the future.
ii. New non-accessory surface parking shall be allowed if approved through the adjustment
process as provided in Subsection 18.620.040.C.4.
b. Sales-oriented retail uses shall not exceed 30,000 square feet of floor area per tenant space.
c. General and light industrial uses shall not exceed 2,000 square feet of floor area per tenant
space. They shall also:
i. Not utilize, store, or create highly combustible, explosive, or hazardous materials, and
ii. Not be located outside of a building except for utilities, service areas, and off-street
parking and loading areas. These types of activities shall be located and screened as
required by the site design standards in Section 18.620.070.
d. Wireless communication facilities are subject to the land use review process and associated
standards in Chapter 18.798, unless different standards are approved through the adjustment
process as provided in Subsection 18.620.040.C.4 or required by federal law.
3. Conditional land uses are listed in Table 18.620.6 and are subject to the land use review process
and associated development standards provided in Chapter 18.330 Conditional Use.
4. Prohibited land uses are listed in Table 18.620.7 and are not eligible for adjustment through the
land use review process provided in Subsection 18.620.040.C.4.
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Table 18.620.4 Permitted Land Uses
Land Use Type Land Use Category
Civic Use Colleges
Community Recreation
Cultural Institutions
Day Care
Emergency Services
Medical Centers
Postal Service
Religious Institutions
Schools
Social/Fraternal Clubs/Lodges
Commercial Bulk Sales
Commercial Lodging
Custom Arts and Crafts
Eating and Drinking Establishments
Indoor Entertainment
Office
Personal Services
Repair-Oriented Retail
Industrial Railroad Yards
Research and Development
Other Transportation/Utility Corridors
Residential Group Living
Household Living (all types)
Transitional Housing
Table 18.620.5 Restricted Land Uses
Land Use Type Land Use Category
Commercial Non-Accessory Parking
Sales-Oriented Retail
Industrial General Industrial
Light Industrial
Other Wireless Communication Facilities
Table 18.620.6 Conditional Land Uses
Land Use Type Land Use Category
Civic Use Basic Utilities
(Defined in Subsection 18.130.050.A)
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Table 18.620.7 Prohibited Land Uses
Land Use Type Land Use Category
Commercial Adult Entertainment
Animal-Related Commercial
Major Event Entertainment
Marijuana Commercial Facility
Motor Vehicle Sales/Rental
Motor Vehicle Servicing/Repair
Outdoor Entertainment
Outdoor Sales
Self-Service Storage
Vehicle Fuel Sales
Industrial Heavy Industrial
Industrial Services
Marijuana Industrial Facility
Warehouse/Freight Movement
Waste-Related
Wholesale Sales
Other Agriculture/Horticulture
Cemeteries
Detention Facilities
Heliports
Mining
18.620.070 Site Design Standards
A. Purpose. The purpose of these standards is to create safe, comfortable, and attractive streetscapes for
pedestrians and preserve district trees, specifically the Oregon white oak. In keeping with the stated
purpose of this section, site design standards do not apply to street property lines along Interstate 5
and Highway 217.
B. Building Location.
1. Street Setbacks. The minimum building setback is 1 foot from the street property line. This
standard applies to the entire building, except for building projections as allowed by Subsection
18.620.080.D. The maximum building setback is 12 feet from the street property line. This
standard is met when at least 70 percent of the street-facing building façade is located no more
than 12 feet away from the street property line as shown in Figure 18.620.1 below.
a. For sites with more than one street property line, such as corner or through lots, the maximum
building setback standard applies to all street property lines except where all of the following
are met.
i. The maximum building setback standard is met on at least one street property line.
ii. The building is located at least 35 feet away from the other street property line(s).
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b. For lots with existing buildings, the maximum building setback standard does not apply in the
following situations:
i. A new building is proposed to be completely located behind an existing building that
meets the maximum building setback standard.
ii. There is less than 25 linear feet of street frontage that does not contain a building within
the maximum building setback area.
c. The maximum street setback standard may be increased to 15 feet beyond the drip line of a
district tree, as defined in Subsection 18.620.070.H, where a district tree is proposed to be
preserved.
2. Interior Setbacks. There is no minimum or maximum building setback standard for interior
property lines.
3. Clear Vision Areas. The clear vision standards in Chapter 18.795 do not apply to development in
the TMU Zone. See Subsection 18.620.070.G.4 for driveway sight distance requirements.
Figure 18.620.1 Site and Building Design Standards
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C. Utilities and Service Areas.
1. Above-ground private utilities, such as transformers and utility vaults, shall be located behind a
building or screened as required by Subsection 18.620.070.F.4 where the sum of the linear
dimensions of length plus width plus height equals more than 36 inches. Landscaped stormwater
facilities are exempt from this standard, and wireless communication facilities are subject to the
standards and procedures in Chapter 18.798.
2. Service areas, such as those that contain waste and recycling containers, outdoor storage, and
mechanical equipment, shall be located behind a building or screened as required by Subsection
18.620.070.F.4. Roof-top mechanical equipment is exempt from this standard. Vehicle parking
and loading areas are subject to the standards in Subsection D below.
D. Off-Street Vehicle Parking and Loading.
1. Quantity. There is no minimum quantity standard for off-street parking areas. The maximum
quantity standard for off-street parking is provided in Table 18.765.2. This standard is not eligible
for adjustment through the review process provided in Subsection 18.620.040.C.4 or elsewhere in
this title. There is no minimum or maximum quantity standard for off-street loading areas.
2. Size. Each off-street parking space shall be a minimum of 7.5 feet in width and 17.5 feet in
length.
3. Location. Off-street parking and loading areas, except those within parking structures, shall be
located behind a building or at least 35 feet away from all street property lines. For purposes of
this chapter, a parking structure includes an individual garage associated with a residential use.
4. Screening. Off-street parking and loading areas not located behind a building, except those within
parking structures, shall be screened as required by Subsection 18.620.070.F.4.
5. Landscaping. Off-street parking areas with more than 10 spaces, except those that are covered or
within parking structures, are subject to the following standards as shown in Figure 18.620.2
below:
a. One landscaped island with a tree shall be provided at the end of each row of parking and at
least every 5 spaces within each row of parking. A landscaped area that runs the entire length
of a row of parking may be provided instead of the required landscaped islands but shall
contain at least the same number of trees as the islands.
b. All required landscaped areas shall be a minimum of 90 square feet in size for single-loaded
parking rows or 180 square feet for double-loaded parking rows. No dimension shall be less
than 5 feet as measured from the inside of any proposed curb.
c. All required landscaped areas shall be protected from vehicle overhang through the use of
wheel stops.
d. All required and proposed trees shall have a minimum caliper of 1-1/2 inches at the time of
planting and meet the standards in Section 13 Part 2 and Appendix 3 of the Tigard Urban
Forestry Manual for soil volume and species. All required trees shall be maintained in good
health and be replaced as needed to meet the parking area landscaping standards into
perpetuity.
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e. A required landscaped area may be used to meet the city’s stormwater standards.
Figure 18.620.2 Parking Area Landscaping Standards
6. Vertical Clearance. Off-street parking areas shall have a minimum vertical clearance of 7 feet.
Off-street loading areas shall have a minimum vertical clearance of 15 feet.
7. Circulation. Off-street parking and loading areas shall be designed to prevent vehicles from
backing into the street unless approved by the City Engineer.
8. Surface Material. Off-street parking areas, except those that are covered or within parking
structures, may be paved, graveled, or utilize a turf grid or open joint pavers. Covered or
structured off-street parking areas and all off-street loading areas shall be paved.
E. Bicycle Parking.
1. Quantity. The minimum quantity standard for public bicycle parking is provided in Table
18.620.8 below. There is no maximum quantity standard for public bicycle parking. Public
bicycle parking is defined as bicycle racks or lockers that are available for use by members of the
public, including but not limited to visitors, employees, and residents. There is no minimum or
maximum quantity standard for private bicycle parking, but the provision of private bicycle
parking is encouraged for employees and residents.
2. Size and Design. Bicycle parking spaces shall be a minimum of 2 feet in width and 6 feet in
length. Bicycle racks shall be designed to allow a bicycle frame to lock to it at two points of
contact.
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Table 18.620.8 Minimum Number of Public Bicycle Parking Spaces
Proposed Development Minimum Number of Spaces
Residential development that is not
mixed-use and has more than 4 units.
4 spaces per every 120 linear feet of street frontage
Non-residential and mixed-use
developments.
6 spaces per every 120 linear feet of street frontage
3. Location. Bicycle parking spaces shall be visible to pedestrians on the sidewalk in front of the
proposed development. They shall be located in front of or to the side of the building. They may
be located in the public right-of-way with the approval of the City Engineer. Their location shall
not conflict with the use and maintenance of any utilities, service areas, off-street vehicle parking
and loading areas, driveways, or transportation facilities.
F. Retaining Walls, Fences, and Street Screens.
1. Retaining walls shall not exceed 4 feet in height at any point within 12 feet of any street property
line unless approved through the adjustment process as provided in Subsection 18.620.040.C.4.
2. Fences and walls along street and interior property lines are allowed but not required. Fences and
walls shall not exceed 3 feet in height within 12 feet of any street property line.
3. Unfinished concrete blocks with any one dimension equal to or greater than 16 inches and chain
link fencing are prohibited within 12 feet of any street property line.
4. Street screens are required to screen off-street parking and loading areas, service areas, and
utilities from the street. Utilities and service areas include, but are not limited to, waste and
recycling areas, transformers, utility vaults, and mechanical equipment. Street screens shall meet
the following standards:
a. A street screen shall be a wall, fence, or combination thereof. It shall be opaque and
permanent and located within 5 feet of the area to be screened. Chain link fencing is
prohibited.
b. If the area to be screened is an off-street parking area, the street screen shall be between 4 and
6 feet in height. If the area to be screened is an off-street loading area, service area, or utility,
the street screen shall be between 4 and 8 feet in height.
c. A street screen is not required where it would obstruct vehicle or pedestrian access.
d. A street screen may not be more than 12 feet in length where located within 35 feet of any
street property line unless approved through the adjustment process as provided in Section
18.620.040.C.4.
G. Driveways.
1. Quantity. Driveways on all streets are subject to the standards in Table 18.620.9 below, except for
driveways on Dartmouth Street, 72nd Avenue, and Pacific Highway. Driveways on these streets
are subject to the access management standards in Chapter 18.705.
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Table 18.620.9 Maximum Number of Driveways
Development Site Maximum Number of
Driveways
For each street frontage less than or equal to 300 feet in length 1 per frontage
For each street frontage more than 300 feet in length 1 per every 200 feet of
frontage
2. Size. Driveways for all uses, other than single-family residential uses, shall be 20 feet or less in
width on all streets, except for driveways on Dartmouth Street, 72nd Avenue, and Pacific
Highway. Driveways on these streets shall only be as wide as needed for safety and are subject to
the access management standards in Subsection 18.705.030.H. Driveways for attached or
detached single-family residential uses shall be 10 feet or less in width. Driveway width
measurements do not include driveway wings.
3. Location. Driveways shall be located as far apart from each other as practicable except where
shared. Driveways near street intersections shall be located as from the intersection as practicable.
Driveways are not permitted to be located in the influence area of any intersection with
Dartmouth Street, 72nd Avenue, or Pacific Highway and are subject to the access management
standards in Subsection 18.705.030.H.
4. Sight Distance. Driveways shall have adequate sight distance for safety. A sight distance analysis
is required for proposed driveways or existing driveways on sites where development is proposed.
The City Engineer shall specify the technical information that must be included in the analysis.
5. Shared driveways between adjacent developments shall be required where practicable and
maintained into perpetuity with a recorded joint access agreement, contract, or other legally
binding document.
H. District Trees.
1. District trees are Oregon white oaks located throughout the TMU Zone in or adjacent to existing
and future public rights-of-way. The director shall maintain an inventory and map of district trees.
2. If a district tree is removed, as provided below, or found to be in the public right -of-way, the
director shall delete the tree from the district tree inventory and map. District trees deleted from
the inventory and map for being in the right-of-way shall be regulated as street trees. Street trees
are subject to the provisions in Subsection 18.620.090.C.4.b.
3. District trees shall be preserved but may be removed in the following circumstances:
a. The applicant has submitted an Adjustment application as provided in Subsection
18.620.040.C.4 and has obtained the necessary land use approval and tree removal permit.
Tree replacement is not required.
b. The applicant has submitted a report from a certified arborist that demonstrates that the tree
meets one of the criteria for removal in Section 7 Part 1.B.1, 2, 3, 5 or 10 of the Tigard Urban
Forestry Manual for a dead, dying, or hazardous tree and has obtained the necessary tree
removal permit. Tree replacement is not required.
4. Development adjacent to district trees is subject to the following standards:
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a. The district tree preservation area shall extend 15 feet beyond the drip line of the tree.
b. Pedestrian facilities are allowed within the tree preservation area.
c. Buildings, driveways, and off-street vehicle parking and loading areas are not allowed within
the tree preservation area.
d. Tree protection measures shall be in place during any ground disturbance work. Tree
protection measures shall consist of a 5-feet metal fence placed on the perimeter of the tree
preservation area.
18.620.080 Building Design Standards
A. Purpose. The purpose of these standards is to create safe, comfortable, and attractive streetscapes for
pedestrians and support small-scale incremental development. In keeping with the stated purpose of
this section, building design standards do not apply to street property lines along Interstate 5 and
Highway 217.
B. Building Height. The maximum allowed building height is 6 stories, except for properties shown on
Map 18.620.A that have a maximum allowed building height of 4 stories. Basements, as defined in
Chapter 18.120, are not considered stories for purposes of meeting this standard. The height standard
for each type of story is provided in Table 18.620.10 below. Vertical building projections not used for
human habitation such as chimneys, flag poles, and elevator shaft housings are exempt from the
building height standards of this chapter, expect for wireless communication facilities which are
subject to the standards in Chapter 18.798.
Table 18.620.10 Height by Type of Story
Type of Story Height
Ground story 12 feet (min.) and 25 feet (max.)
Middle stories 14 feet (max.)
Top story 18 feet (max.)
C. Building Entry. Building entries shall be located on street-facing building façades as follows:
1. Quantity. A minimum of one building entry shall be provided for:
a. Every 80 feet of building façade, and
b. Every individual residence or tenant space with a street-facing façade that is not provided
with a shared street-facing entry.
Buildings that front onto two or more streets shall meet this requirement on at least one façade,
but they are exempt from this requirement on the remaining façades where the façades are less
than 50 feet in width.
2. Location. The maximum setback for a required building entry is 20 feet from the street property
line. A required building entry shall be at an angle that is no more than 45 degrees from the street,
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except for entries to individual residences. Entries to individual residences that open onto a porch
or stoop shall be at an angle that is no more than 90 degrees from the street.
3. Grade. A required entry shall be no more than 1 feet above or below the grade of the adjacent
sidewalk, except for entries to individual residences. There is no grade requirement for entries to
individual residences.
4. Weather Protection. A required building entry shall be covered, recessed, or treated with a
permanent architectural feature that provides weather protection. The required weather protection
shall be at least as wide as the entry, a maximum of 6 feet above the entry, and a minimum of 3
feet in depth. The required weather protection may project into the minimum building setback
and public right-of-way as allowed by Subsection 18.620.080.D.2 below.
D. Building Projections. Building projections are allowed as follows:
1. Architectural elements such as eaves, cornices, and bay windows may project into the minimum
building setback as shown in Figure 18.620.3 below.
2. Balconies or weather protection for balconies, building entries, or along building façades may
project into the minimum building setback and public right -of-way. Elements in the right-of-way
shall project a maximum of 4 feet and have a minimum vertical clearance of 10 feet from
sidewalk grade as shown in Figure 18.620.3 below.
3. Signs may project into the minimum building setback and public right-of-way subject to the
standards in Chapter 18.780.
Figure 18.620.3 Building Projection Standards
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E. Building Façade Windows. Building façade windows are required as follows:
1. Windows are required on all street-facing façades within 35 feet of any street property line and
are subject to the window area standards in Table 18.620.11 below and as shown in Figure
18.620.4.
a. Street-facing façades that contain vehicle parking, such as parking structures, do not have to
provide windows but shall provide façade openings that meet the minimum required window
area in Table 18.620.11 below. If required façade openings contain glass, they shall meet the
standards in Subsection E.3 below. If required façade openings do not contain glass, they may
contain architectural elements that are no more than 30% sight-obscuring.
Table 18.620.11 Minimum Window Area
Type of Story and Use Minimum Window Area
Ground Story: Mixed-Use and Non-Residential 50% of façade
Upper Stories: Mixed-Use and Non-Residential 30% of façade
Ground Story: Residential Only 30% of facade
Upper Stories: Residential Only (Does not apply to
stories with sloped roofs or dormers) 15% of façade
Figure 18.620.4 Window Area Standards
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2. Window area is the aggregate area of the glass within each window, including any interior grids,
mullions, or transoms. Façade area is the aggregate area of each street-facing vertical wall plane.
3. Required windows shall be clear glass and not mirrored, frosted, or reflective. Clear glass within
doors may be counted toward meeting the window coverage standard.
18.620.090 Transportation Facility Standards
A. Purpose. The purpose of these standards and procedures is to create safe, comfortable, and attractive
streetscapes for pedestrians, improve connectivity for all modes of travel, and remove barriers for
small-scale incremental development.
B. General Provisions. This section contains the standards and procedures for improvements to public
transportation facilities for all property located in the Tigard Triangle Plan District, including specific
standards for vehicle, pedestrian, bicycle, and transit facilities. The terms “transportation facilities”
and “transportation improvements” generally include those facilities, or improvements to those
facilities, that accommodate all modes of travel that are usually located in public rights-of-way, also
commonly referred to as streets. “Frontage improvements” are transportation improvements
immediately adjacent to a proposed development’s street frontage. “Off-site improvements” are
transportation improvements not adjacent to a proposed development’s street frontage.
C. Transportation Facility Standards.
1. General Standards
a. All transportation and associated utility improvements to be placed in a public right-of-way
or public access easement shall:
i. Meet the design standards of the city including but not limited to location, grade, width,
materials, lighting, signage, and number and type of individual street elements as
provided in this chapter, Chapter 18.810, and the Public Works Design Manual; and
ii. Tie into existing transportation and associated utility improvements; and
iii. Be reviewed and approved through the city’s public facilities permitting process,
including but not limited to the requirements in Subsection 18.810.030.S and Sections
18.810.130 – 200; and
iv. Obtain all necessary approvals and permits from other applicable road authorities if the
right-of-way to be improved is not under the city’s jurisdiction.
b. Right-of-way shall be dedicated to the public for transportation purposes. Additional right-of-
way dedication may be required at intersections for needed improvements identified by a
transportation impact study or applicable road authority.
c. Partial transportation improvements, also called half-street improvements, resulting in other
than full improvements on both sides of the street are generally not acceptable. Partial
transportation improvements may be approved where the city finds that it will be possible for
the adjoining property to dedicate and improve the remainder of the street when it develops.
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2. Intersection Design and Spacing
a. Streets shall generally intersect at right angles (90 degrees). Angles of less than 75 degrees
shall not be permitted unless approved by the City Engineer. Streets shall generally intersect
so that centerlines are not offset.
b. Intersections shall have curb extensions to reduce pedestrian crossing distances, except on
streets that do not have dedicated on-street parking lanes.
c. Street connections are subject to the intersection spacing standards in Table 18.620.12 below.
Table 18.620.12 Minimum Distance Between Street Intersections
Street Minimum Distance Between
Street Intersections
72nd Avenue and Pacific Highway 600 feet
Dartmouth Street 200 feet
All Other Streets 125 feet
d. Clear vision standards in Chapter 18.795 do not apply to street intersections in the TMU Zone.
3. Transportation Network Connectivity
a. Transportation improvements shall conform to Map 18.620.B Transportation Network Map.
Alleys are encouraged but not required. Private streets are prohibited.
b. Block perimeters shall be 2,000 feet or less. If this standard cannot be met due to
topographical constraints, protected natural resource areas, or existing development patterns,
a bicycle and pedestrian connection shall be required by Subsection 3.c.i below.
c. Bicycle and pedestrian connections include off-street trails and paths as defined in Subsection
18.620.090.C.4.d.i. Bicycle and pedestrian connections shall be provided as required below.
i. Where the intersection spacing or block perimeter standards cannot be met, a bicycle and
pedestrian connection shall be provided every 330 feet or less.
ii. Where addition of a connection would reduce walking distance by at least 300 feet to an
existing transit stop, planned transit route, school, or park.
iii. Where addition of a connection would provide a midblock connection between a block
face that exceeds 800 feet or would link the end of a turnaround with a nearby street.
d. Streets shall be extended to the boundary lines of the proposed development where necessary
to give access to or allow for future development of adjoining properties.
i. Any required or proposed new streets through or along the boundary of the proposed
development shall be accompanied by a future street plan. The future street plan shall
show that is feasible to extend all required or proposed new streets onto adjoining
properties to the satisfaction of the City Engineer.
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ii. Temporary turnarounds shall be constructed for street stubs in excess of 150 feet in
length. Drainage facilities shall be constructed to properly manage stormwater runoff
from temporary turnarounds.
iii. Street stubs to adjoining properties shall not be considered turnarounds, unless required
and designed as turnarounds, since they are intended to continue as through streets when
adjoining properties develop.
iv. Reserve strips may be required in order to ensure the eventual continuation or completion
of a street.
e. Permanent dead end streets are not allowed except where no opportunity exists for creating a
through street connection. Dead end streets shall meet all fire code access requirements and
shall only be used where topographical constraints, protected natural resource areas, existing
development patterns, or strict adherence to other city requirements precludes a future street
connection. The lack of present ownership or control over abutting property shall not be
grounds for a dead end street.
4. Transportation Facility Design
a. Street Design. All streets are subject to the design standards in Table 18.620.13 below and as
shown in Figure 18.620.5, except for Dartmouth Street, 72nd Avenue, and Pacific Highway
which are subject to the design standards in Chapter 18.810.
Table 18.620.13 Street Elements and Widths
Street Element Width Notes
Maximum Right-of-Way
(without bike lanes) 64’ Any turn lanes required by the City Engineer shall
be accommodated in the on-street parking lane.
Maximum Right-of-Way
(with bike lanes)
70’ – 76’ Any turn lanes required by the City Engineer shall
be accommodated in the on-street parking lane.
Bike lanes are required on specific streets. See
Map 18.620.B for bike lane locations. Bike lanes
are 6’ in width and usually, but not always,
located on both sides of the street.
Vehicle Lane 10’ One travel lane in each direction is required. The
need for a center lane is determined by the City
Engineer.
On-Street Parking Lane 8’ Parking on both sides of the street is required
along the full length of each block face unless
otherwise approved by the City Engineer for
access, sight distance, stormwater facilities, bus
stops, right turn lanes, or other need as identified
by the City Engineer.
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Sidewalk Corridor
14’ Sidewalk corridors are required on both sides of
the street. Each corridor shall include a sidewalk,
landscape strip or tree well, and a 6” curb.
Minimum sidewalk width is 6’
Minimum landscape strip width is 5’
Minimum tree well dimensions are 5’ x 14’
Landscape strips, if proposed, shall be designed as
stormwater facilities. Tree wells may be designed
as stormwater facilities. See below for additional
standards on stormwater facilities and street trees.
Curb extensions shall be included at all
intersections.
Figure 18.620.5 Street Elements and Widths
b. Street Trees
i. Street trees shall meet the standards in Section 2, Section 12, and Appendix 2 of the
Tigard Urban Forestry Manual for tree size, spacing, maintenance, soil volume, and
species. If tree wells are used, paving stones or Belgian blocks shall be used to protect
tree roots in lieu of metal or rubber grating.
ii. Street tree removal is subject to the city’s tree removal permit process and the standards
in Section 3 of the Tigard Urban Forestry Manual.
iii. Any Oregon white oak initially identified as a district tree, as defined in Subsection
18.620.070.H, that is considered a street tree due to its location in the public right-of-way
shall be regulated as a street tree and preserved where practicable.
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June 19, 2017 Page 28 of 31
c. Stormwater Facilities
i. Stormwater facilities for managing stormwater runoff from transportation facilities shall
meet all applicable Clean Water Services and City of Tigard standards.
ii. Above-ground vegetated water quality facilities shall be required wherever practicable.
iii. Water quality facilities may be located in an on-street parking lane in lieu of on-street
parking or in the landscape strip or tree well area of the sidewalk corridor.
iv. All stormwater facilities in the public right -of-way shall be approved by the City
Engineer.
d. Pedestrian Facilities
i. Pedestrian facilities include sidewalks, trails, and paths. Definitions for these facilities are
as follows:
Sidewalks are paved on-street transportation facilities for pedestrians.
Trails are paved off-street transportation facilities for pedestrians and bicyclists that
span multiple developments, lots, or blocks. They are often located next to other
linear corridors such as streams, highways, or rail lines and allow users to travel
greater distances than paths. Recreational trails are recreational facilities that may or
may not be paved and are often located within parks or natural areas.
Paths are paved off-street transportation facilities for pedestrians and bicyclists that
provide connections through or between developments within a single block or for
short distances.
ii. Sidewalks, trails, and paths shall conform to the standards of this section and applicable
federal and state accessibility requirements.
iii. Sidewalks, trails, and paths shall generally be located within the public right-of-way.
They may be located outside of the public right-of-way within a public access easement
with approval by the City Engineer.
iv. Sidewalks shall have a minimum unobstructed width of 6 feet for pedestrian through-
travel. Any sidewalk area outside of the required through-travel area may be used for
commercial purposes by adjacent development or may contain pedestrian amenities, such
as street furniture, bicycle parking, trash cans, and drinking fountains. Use of this area for
commercial purposes includes, but is not limited to: customer seating, merchandise
display, and A-frame signage. Use of this area for commercial purposes is at the sole
discretion of the City Engineer and may not include any permanent structures or utilit ies
unless expressly approved by the City Engineer.
v. Trails shall have a minimum right-of-way width of 15 feet and a minimum improved
surface width of 10 feet. Trail widths may be reduced where constrained by existing
development, protected natural resource areas, or topography as determined by the City
Engineer.
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vi. Paths shall have a minimum right-of-way width of 12 feet and a minimum improved
surface width of 8 feet. Path widths may be reduced where constrained by existing
development, protected natural resource areas, or topography as determined by the City
Engineer. Paths shall be located to provide a reasonably direct connection between likely
pedestrian destinations.
e. Bicycle Facilities
i. Bicycle facilities include bicycle parking, on-street shared lanes, on-street bike lanes,
trails, and paths. Trails and paths are defined in Subsection 4.d.i above.
ii. Bicycle facility improvements include, but are not limited to: bicycle racks, signage,
pavement markings, intersection treatments, traffic calming, and traffic diversion.
f. Transit Facilities
i. Transit facilities include transit stops, transit shelters, transfer stations, and other related
public transit facilities.
ii. Transit facility improvements include, but are not limited to: benches, signage, shelters,
bus turnouts, curb extensions, pedestrian crossings, and pedestrian lighting.
iii. Factors that determine the level of transit improvements needed include, but are not
limited to: street classification, existing and planned level of transit service on adjacent
streets, block length, proximity of major pedestrian destinations, existing and estimated
ridership, and estimated transit needs of the proposed development.
iv. Transit facilities shall conform to current TriMet standards with final approval by the
City Engineer.
D. Fee in Lieu of Construction (FILOC).
If improvements to public transportation facilities are required by Subsection 18.620.040.B.2.b, the
applicant may request to pay a fee in lieu of constructing the requir ed improvements. The provisions
of this subsection do not allow the applicant to a pay a fee in lieu of dedicating any needed public
right-of-way.
1. FILOC Review Criteria
The city may accept a fee in lieu of constructing the required improvements when one or more of
the following conditions exist.
a. The city is actively in the process of studying or developing new design standards for one or
more of the streets on which the proposed development has frontage.
b. Required improvements are not feasible due to the location of existing development or
frontage improvements.
c. Required improvements are not feasible due to the inability to achieve proper design and
safety standards.
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d. Required improvements are part of a larger approved capital improvement project that is
listed as a funded project in a local or regional Capital Improvement Program (CIP) and is
scheduled for construction within 5 years of the city’s approval of the proposed development.
2. FILOC Findings
If the City Engineer determines that a fee in lieu of construction satisfies one of the criteria in
Subsection D.1 above, the city will accept a fee upon the City Engineer finding that deferring
construction of required improvements will not result in any of the following.
a. Safety hazards as determined by the City Engineer.
b. New and significant street drainage issues as determined by the City Engineer.
If the City Engineer cannot make such findings, then the city shall not accept a fee and shall
require construction of the required improvements.
3. FILOC Fees
If the City Engineer determines that required improvements are eligible for FILOC, the applicant
shall pay the fee in lieu of constructing the required improvements unless the city determines that
the fee is not roughly proportional to the number of new trips estimated to be generated by the
proposed development. The City Engineer will determine the fee based upon an estimate to
construct the required improvements using the average cost of the most recent capital
improvement project itemized bid prices. The applicant shall pay the fee to the city prior to the
issuance of any development permits.
a. If full transportation facility improvements have been assessed with previous development(s)
on the site and the proposed development has additional impacts, the city may only assess
additional FILOC fees when there has been a change to the city’s street design standards.
b. If partial transportation facility improvements have been assessed with previous
development(s) on the site and the proposed development has additional impacts, the city
may assess additional FILOC fees for the balance of the improvements.
c. If the applicant pays a fee in lieu of constructing the required and is issued a development
permit by the city but does not develop as planned, the applicant may request a refund of the
FILOC fee within 3 years of payment. Any refunds are subject to the approval of the City
Engineer.
4. FILOC Program Administration
Fees collected by the city may be used to construct public transportation facilities or to leverage
additional grant money for larger transportation projects. An accounting of fees collected and
expended will be made available by the city to the public on an annual basis at the end of the
fiscal year. Expenditure of fees is subject to the following:
a. Fees shall be used for construction of public transportation facilities that benefit the
development sites that paid the fees.
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18.620.100 Sign Standards
A. Signs in the TMU Zone are subject to the standards and procedures in Chapter 18.780 and shall
utilize the MU-CBD sign standards in Subsection 18.780.130.C.
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June 19, 2017 Page 1 of 16
Proposed new text is underlined (and in bold and italics).
Proposed deleted text is shown as strikethrough text.
Chapter 18.520
COMMERCIAL ZONING DISTRICTS
Sections:
18.520.010 Purpose
18.520.020 List of Zoning Districts
18.520.030 Uses
18.520.040 Development Standards
18.520.050 Special Limitations on Uses
18.520.060 Additional Development and Design Guidelines
18.520.010 Purpose
A. Provide range of commercial services for city residents. One of the major purposes of the regulations
governing development in commercial zoning districts is to ensure that a full range of retail and office
uses are available throughout the city so that residents can fulfill all or most of their needs within easy
driving and, ideally within easy walking and/or biking distance of their homes. The location of land
within each commercial district must be carefully selected and design and development standards
created to minimize the potential adverse impacts of commercial activity on established residential
areas. At the same time, it is important to create more opportunities for mixed use mixed-use
development, including residential, commercial and institutional activities, in new and re -developing
commercial areas.
B. Facilitate economic goals. Another purpose of these regulations is to ensure that there is a full range
of economic activities and job opportunities within the city limits, in compliance with the economic
goals of the City of Tigard Comprehensive Plan.
18.520.020 List of Zoning Districts
A. C-N: neighborhood commercial district. The C-N zoning district is designed to provide convenience
goods and services within a small cluster of stores adjacent to residential neighborhoods.
Convenience goods and services are those which are purchased frequently, i.e., at least weekly; for
which comparison buying is not required; and which can be sustained in a limited trade area. Such
uses include convenience markets, personal services and repair shops. A limited number of other
uses, including but not limited to restaurants, gas stations, medical centers, religious institutions,
transit-related park-and-ride lots and facilities with drive-up windows, are permitted conditionally.
B. C-C: community commercial district. The C-C zoning district is designed to provide convenience
shopping facilities which meet the regular needs of nearby residential neighborhoods. With a service
area of about 1.5 miles, such commercial centers typically range in size from 30,000 —100,000 gross
square feet on sites ranging from 2—8 acres. Separated from other commercially-zoned areas by at
least one-half mile, community commercial centers are intended to serve several residential
neighborhoods, ideally at the intersection of two or more collector streets or at the intersection of an
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arterial and collector street. Housing is permitted on or above the second floor of commercial
structures at a density not to exceed 12 units/net acre, e.g., the maximum density permitted in the R -
12 zone. A limited number of other uses, including but not limited to car washes, ga s stations,
religious institutions, and transit-related park-and-ride lots, are permitted conditionally. In addition to
mandatory site development review, design and development standards in the C-C zone have been
adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-
friendly.
C. C-G: general commercial district. The C-G zoning district is designed to accommodate a full range of
retail, office and civic uses with a city-wide and even regional trade area. Except where non-
conforming, residential uses are limited to single-family residences which are located on the same site
as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive
equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event
entertainment, and gasoline stations, are permitted conditionally.
D. C-P: professional/administrative commercial district. The C-P zoning district is designed to
accommodate civic and business/professional services and compatible support services, e.g.,
convenience retail and personal services, restaurants, in close proximity to residential areas and major
transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residenti al uses
at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in
conjunction with a commercial development. Heliports, medical centers, religious institutions and
utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as
a buffer between residential areas and more-intensive commercial and industrial areas.
E. MU-CBD: mixed-use central business district mixed use-central business district. The MU-CBD
zoning district is designed to provide a pedestrian friendly urban village in downtown Tigard. A wide
variety of commercial, civic, employment, mixed-use, multifamily and attached single-family
residences are permitted. New development and redevelopment is required to conform In addition to
the standards of this chapter, development within this zone is subject to the standards of Chapter
18.610.
F. MUE: mixed-use employment district. The MUE zoning district is designed to apply to a majority of
the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific
Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits accommodate a wide range
of uses including major retail goods and services, business/professional offices, civic uses an d multi-
family housing.; the latter includes multi-family housing at a maximum density of 25 units/acre,
equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community
recreation facilities, medical centers, schools, utilities and transit-related park-and-ride lots, are
permitted conditionally. Although it is recognized that the automobile will accommodate the vast
majority of trips to and within the Triangle, it is still important to (1) support alternative modes of
transportation to the greatest extent possible; and (2) encourage a mix of uses to facilitate intra-district
pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the city
through the legislative process.
G. MUE-1 and MUE-2: mixed use mixed-use employment 1 and 2 districts. The MUE-1 and 2 zoning
districts are is designed to apply to areas where employment uses such as office, research and
development and light manufacturing are concentrated. Commercial and retail support u ses are
allowed but are limited, and residential uses are permitted which are compatible with employment
character of the area. Lincoln Center is an example of an area designated MUE -1, the a high density
mixed use mixed-use employment district. The Nimbus area is an example of an area designated
MUE-2 requiring more moderate densities. In addition to the standards of this chapter, development
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June 19, 2017 Page 3 of 16
within these zones is subject to the standards of Chapter 18.630.
H. MUC: mixed use mixed-use commercial district. The MUC zoning district includes land around the
Washington Square Mall and land immediately west of Highway 217. Primary uses permitted include
office buildings, retail, and service uses. Also permitted are mixed-use developments and housing at
densities of 50 units per acre. Larger buildings are encouraged in this area with parking under, behind
or to the sides of buildings. In addition to the standards of this chapter, development within this
zone is subject to the standards of Chapter 18.630.
I. MUC-1: mixed use mixed-use commercial 1 district. The MUC-1 zoning district, which is designed
to apply to that portion of Bridgeport Village (formerly known as the Durham Quarry site) within the
City of Tigard, is a mixed-use commercial district bounded by 72nd Avenue, Findlay Street and the
Tigard, Tualatin and Durham city limits. This site is the subject of an intergovernmental agreement
between the cities of Tigard and Tualatin. Pursuant to that agreement the City of Tualatin shall
furnish all planning, building and associated development review/permit services for the property.
This zoning district is intended to mirror the City of Tualatin’s Mixed Use Commercial Overlay
District (TDC, Chapter 57). It permits a wide range of uses including commercial lodging, gene ral
retail, offices and housing; the latter includes multi-family housing at a minimum density of 25
units/acre and a maximum of 50 units/acre. Additional uses, including but not limited to major event
entertainment and motor vehicle retail fuel sales, are permitted conditionally. In addition to the
standards of this chapter, development within this zone is subject to the standards of Chapter 18.640.
J. MUR-1 and MUR-2: mixed-use residential 1 and 2 districts. The MUR-1 and MUR-2 zoning
districts are is designed to apply to predominantly residential areas where mixed-uses are permitted
when compatible with the residential use. A high density (MUR-1) and moderate density (MUR-2)
designation is available within the MUR zoning district. In addition to the standards of this chapter,
development within these zones are subject to the standards of Chapter 18.630. (Ord. 10-02 §2; 02-
33)
K. TMU: triangle mixed-use district. The TMU zoning district applies to most land within the Tigard
Triangle, a regional Town Center bounded by Pacific Highway, Highway 217, and Interstate 5.
The TMU zoning district is intended to be an active, urban, multi-modal and mixed-use district that
accommodates a variety of housing options and uses, promotes pedestrian-oriented development,
and limits new auto-oriented development. Development in this zone is subject to the uses,
standards, and procedures in Chapter 18.620.
18.520.030 Uses
A. Types of uses. For the purposes of this chapter, there are four kinds of use:
1. A permitted (P) use is a use which is permitted outright, but subject to all of the applicable
provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar
unlisted use under the provisions of Section 18.130.030.
2. A restricted (R) use is permitted outright providing it is in compliance with special requirements,
exceptions or restrictions.
3. A conditional (C) use is a use the approval of which is at the discretion of the Hearings Officer.
The approval process and criteria are set forth in Chapter 18.370. If a use is not listed as a
conditional use, it may be held to be a similar unlisted use under the provisions of Section
18.130.030.
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June 19, 2017 Page 4 of 16
4. A prohibited (N) use is one which is not permitted in a zoning district under any circumstances.
B. Use table. A list of permitted, restricted, conditional and prohibited uses in commercial zones is
presented in Table 18.520.1.
C. Accessory structures.
1. Accessory structures are permitted in all commercial zones providing the site is still in
compliance with all development standards, including but not limited to setbacks, height, lot
coverage and landscaping requirements, of the base zone. All accessory structures shall comply
with all requirements of the state building code.
2. All freestanding and detached towers, antennas, wind-generating devices and TV receiving
dishes, except as otherwise regulated by Chapter 18.798, Wireless Communication Facilities,
shall have setbacks equal to or greater than the height of the proposed structure. Suitable
protective anti-climb fencing and a landscaped planting screen, in accordance with Chapter
18.745, Landscaping and Screening, shall be provided and maintained around these structures and
accessory attachments. (Ord. 10-15 §1; Ord. 09-13)
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June 19, 2017 Page 5 of 16
TABLE 18.520.1
USE TABLE: COMMERCIAL ZONES
USE CATEGORY C-N[1,
4] [1, 2]
C-C[3,4 5,
10]
C-G C-P MU-
CBD[5,619,38]
MUE[7
20]
MUC-
1
MUC[28] MUE
1 and 2[28]
MUR
1 and 2[28]
RESIDENTIAL
Household Living N R[6] [8] R[11] [9] R P R[21] [10] P[26] P P P
Group Living N N C N P N C R[29] [11]/C R[29] [11]/C R[29] [11]/C
Transitional Housing N N C N C N C C C C
Home Occupation R[2] [12] R[2] [12] R[2] [12] R[2] [12] R[2] [12] R[2] [12] P R[2] [12] R[2] [12] R[2] [12]
HOUSING TYPES
Single Units, Attached N/A N/A N/A N/A P N/A N/A R[30] [13] R[30] [13] P
Single Units, Detached N/A N/A N/A N/A N/A N/A N/A R[30] [13] R[30] [13] R[30] [13]
Accessory Units N/A N/A N/A N/A N/A N/A N/A R[31] [14] R[31] [14] R[31] [14]
Duplexes N/A N/A N/A N/A N/A N/A N/A R[30] [13] R[30] [13] P
Multifamily Units N/A N/A N/A N/A P N/A N/A P P P
Manufactured Units N/A N/A N/A N/A P N/A N/A N N N
Mobile Home Parks, Subdivisions N/A N/A N/A N/A R[36] [15] N/A N/A N N N
CIVIC (INSTITUTIONAL)
Basic Utilities C C[32] [16] C[32] [16] C C C C C[32] [16] C[32] [16] C[32] [16]
Colleges N N N N P C C C C C
Community Recreation N P N N P C N P C C
Cultural Institutions P P P P P P P P P N
Day Care P P P P P P P P P P/C[33] [17]
Emergency Services P P P P P P P P P N
Medical Centers C N C C C C C C C C
Postal Service P P P P P P P P P N
Public Support Facilities P P P P P P P P P P
Religious Institutions C C P P P P P P P C
Schools N N N N P C C C C C
Social/Fraternal Clubs/Lodges C C P P P P P P P C
COMMERCIAL
Commercial Lodging N N P R[14] [18] P P P P P N
Custom Arts and Crafts N N N N P R [39] [19] N N N N N
Eating and Drinking Establishments C P P R[15][20] P P P P P R[34/35][21,22]
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USE CATEGORY C-N[1,
4] [1, 2]
C-C[3,4 5,
10]
C-G C-P MU-CBD[5,6
19, 38]
MUE[7
20]
MUC-
1
MUC[28] MUE
1 and 2[28]
MUR
1 and 2[28]
COMMERCIAL (cont’d.)
Major Event Entertainment N N C N C N C C N N
Outdoor Entertainment N N P R[15][20] C N N C N N
Indoor Entertainment P P P P P P P P P N
Adult Entertainment N N C N N N N C N N
Sales-Oriented P P[7]R [23] P R[16][24] P/R[37][25] P R[22] R[25] [26] P R[22] [27] R[34/35][21,22]
Personal Services P P P P P P R[22] R[25] [26] P R[22] [27] R[34/35][21,22]
Repair-Oriented P P P N P P R[22] R[25] [26] R[22] [27] R[22] [27] N
Bulk Sales N N P N R[36] [15] P R[22] R[25] [26] R[22] [27] R[22] [27] N
Outdoor Sales N N P N N N N N N N
Animal-Related N N N N N P P N N N
Motor Vehicle Sales/Rental N N P/C[12][28] N R[36] [15] N N R[24][29] R[24][29] N
Motor Vehicle Servicing/Repair N C[8] [30] P/C[12][28] N C R[22] [26] R[25] [26] N N N
Vehicle Fuel Sales C C C N R[36] [15] N C C C N
Office P R[9] [31] P P P P P P P R[34/35][21,22]
Self-Service Storage N N C N R[36] [15] N N N N N
Non-Accessory Parking C C P P P P P P P N
INDUSTRIAL
Industrial Services N N N N N N N N N N
Light Industrial N N N N N R[23] [32] N N R[23] [32] N
General Industrial N N N N N N N N N N
Heavy Industrial N N N N N N N N N N
Railroad Yards N N N N N N N N N N
Research and Development N N N N C R[24] [29] R[24] [29] N R[23] [32] N
Warehouse/Freight Movement N N N N N R[24] [29] N N R[23/24][29.32] N
Waste-Related N N N N N N N N N N
Wholesale Sales N N N N N N N N R[23/24][29.32] N
OTHER
Agriculture/Horticulture N N N N N N N
Cemeteries N N N N N N N
Detention Facilities N N C N C N N
Heliports N N C C N N N
Mining N N N N N N N
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USE CATEGORY C-N[1,
4] [1, 2]
C-C[3,4 5,
10]
C-G C-P MU-CBD[5,6
19, 38]
MUE[7
20]
MUC-
1
MUC[28] MUE
1 and 2[28]
MUR
1 and 2[28]
OTHER (cont’d.)
Wireless Communication Facilities P/R[3][
33]
P/R[3][33] P/R[3][33] P/R[3][33
]
P/R[3][33] P/R[3][33
]
P/R[27]
[34]
Transportation/Utility Corridors P P P P P P P P P P
P=Permitted R=Restricted C=Conditional Use NA=Not Applicable N=Not Permitted
[1] All permitted, restricted and conditional uses subject to special development standards limitation on uses contained in 18.520.050.A.
[4][2] Uses operating before 7 a.m. and/or after 10 p.m. are conditional uses.
[5][3] All permitted, limited restricted and conditional uses subject to special must meet special development standards limitation on uses in 18.520.050.B.
[10][4] Uses operating before 6 a.m. and/or after 11 p.m.; or drive-up windows are conditional uses.
[19][5] Drive-up windows are permitted to continue if the property had one lawfully in existence prior to the adoption of the MU -CBD zone designation. Otherwise, not permitted.
[38][6] All developments subject to Chapter 18.610, Downtown Urban Renewal Standards Tigard Downtown Plan District, and Map 18.610.A.
[20][7] All permitted, restricted and conditional uses subject to special development standards limitation on uses contained in 18.520.050.C.
[6][8] Residential units permitted by right, as a mixed use mixed-use development in conjunction with a commercial development, on or above the second floor of the structure, at densities not to exceed 12
units/net acre.
[11][9] A single-family unit providing that it is located on the same site with a permitted or condi tional use in and is occupied exclusively by a caretaker or superintendent of the permitted or conditional use.
Multifamily housing is permitted as part of a PD, subject to Chapter 18.350, unless located within the Tigard Triangle Plan District, where it i s permitted outright.
[21][10] New multifamily residential, at 25 units/gross acre, allowed outright. and P pre-existing detached and attached single-family dwellings are permitted outright.
[29][11] Group living with five or fewer residents permitted by right; group living with six or more residents permitted as conditional use.
[2] [12] Permitted subject to requirements Chapter 18.742.
[30][13] Pre-existing housing units permitted. Conversion of pre-existing housing units to other uses is subject to the requirements of Chapter 18.630.
[31][14] Permitted for pre-existing housing units, subject to requirements Chapter 18.710.
[36][15] Only for properties that were lawfully in existence (as permitted, conditional, or planned development) prior to the adoption of the MU-CBD zone designation.
[32][16] Except water, storm, sanitary sewers, and other underground infrastructure facilities, which are allowed by right.
[33][17] In-home day care which meets all state requirements permitted by right; freestanding day c are centers which meet all state requirements permitted conditionally.
[14][18] Restaurant permitted with restriction in size in conjunction with and on the same parcel as a commercial lodging use.
[39][19] Custom Arts and Crafts uses may not exceed 500 square feet of production area.
[15][20] As accessory to offices or other permitted uses, the total space devoted to a combination of retail sales and eating/drinking establishments may not exceed more than 20% of the entire square footage
within the development complex.
[34][21] This use is allowed only in mixed-use developments in the Washington Square Regional Center. Commercial uses shall occupy no more than 50% of the total floor a rea within the mixed-use
development, and shall be permitted only when minimum residential densities are met. An exception to the requirement that commercial uses may be permitted only if residential minimum densities
are met is provided for properties zoned commercial prior to implementation of the Washington Square Regional Center Plan (3/28/2002). The exempted properties are identified as assessor map
number: 1S135AA-00400, 1S135AA-01400, 1S135AA-01900, 1S135AA-01901, 1S135DA-02000, 1S135AA-02500, 1S135AA-02600, 1S135AA-02700, 1S135DA-01900, and 1S1DA-02000. These
parcels, or parcels created from these parcels, after the effective date of this ordinance, may be developed as a solely commercial use with a use permitted in the MUR-1 or MUR–2 zones.
[35][22] The maximum building footprint size permitted for any building occupied entirely by a commercial use or uses shall be 7,500 square feet. An exception to the limit on the size of a building occupied by
commercial uses is provided for properties zoned commercial prior to implementation of the Washington Square Regional Center Plan (3/28/2002). The exempted properties are identified as assessor
map number: 1S135AA-00400, 1S135AA-01400, 1S135AA-01900, 1S135AA-01901, 1S135DA-02000, 1S135AA-02500, 1S135AA-02600, 1S135AA-02700, 1S135DA-01900, and 1S1DA-02000.
On these parcels, or parcels created from these parcels, after the effective date of this ordinance, a commercial development is not limited to a speci fic square footage, however, all other dimensional
standards of the MUR-1 and MUR-2 zoning district apply which may limit the ultimate size of commercial development.
[7][23] Limited to 10,000 gross square feet in size, except retail food and beverage outlets, which are limited to 40,000 gross square feet or less.
[16][24] May not exceed 10% of the total square footage within an office complex.
[37][25] New retail and sales uses may not exceed 60,000 square feet of gross leasable area per building in all subareas except 99W/Ha ll Corridor subarea. (See Map 18.610.A)
[25][26] Permitted provided the use is no larger then 60,000 square feet of gross floor area per building or business.
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June 19, 2017 Page 8 of 16
[22] [27] New retail and sales uses may not exceed 60,000 gross leasable area per building within the Washington Square Regional Center or Tigard Triangle except for those areas zoned C-G at the time the
MUE zoning district was adopted in the Tigard Triangle.
[12][28] Cleaning, sales and repair of motor vehicles and light equipment is permitted outright; sales and rental of heavy vehicles an d farm equipment and/or storage of recreational vehicles and boats permitted
conditionally.
[24][29] Permitted as accessory to a permitted use as long as this use is contained within the same building as the permitted use, and does not exceed the floor area of the permitted use.
[8][30] Limited to motor vehicle cleaning only.
[9][31] When combined in single structure, each separate establishment shall not exceed 5,000 gross square feet.
[23][32] All activities associated with this use, except employee and customer parking, shall be contained within buildings.
[3][33] See Chapter 18.798 Wireless Communication Facilities, requirements for permitted and restricted facilities.
[27][34] Wireless only as attached to structure within height limit, see Chapter 18.798.
[13] (Deleted by Ord. 09-13)
[17] Single-family attached and multi-family residential units, developed at R-40 standards, except the area bounded by Fanno Creek, Hall Boulevard, O’Mara, Ash Avenue and Hill Street, within which proper ty
zoned for CBD development which shall be designated R-12 PD and shall be developed as planned developments in conformance with the R-12 District standards.
[18] Motor vehicle cleaning only.
[26] Household living limited to single units, attached, and multifamily including but not limited to apartments, attached condominiums, townhouses and rowhouses at a minimum density of 25 dwelling units per
acre and a maximum density of 50 dwelling units per acre.
[28] All Permitted and Conditional Uses subject to special development standards contained in Chapter 18.630.
(Ord. 16-23 §2; Ord. 15-05 §2; Ord. 10-15 §1; Ord. 10-02 §2; Ord. 09-13; Ord. 02-32)
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June 19, 2017 Page 9 of 16
18.520.040 Development Standards
A. Compliance required. All development must comply with:
1. All of the applicable development standards contained in the underlying zoning district, except
where the applicant has obtained variances or adjustments in accordance with Chapter 18.370;
2. All other applicable standards and requirements contained in this title.
B. Development standards. Development standards in commercial zoning districts are contained in Table
18.520.2 below:
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June 19, 2017 Page 10 of 16
TABLE 18.520.2
COMMERCIAL DEVELOPMENT STANDARDS
STANDARD C-N C-C[9][1] C-G[2] C-P MU-
CBD**
MUE
(Non-
MF*)C-
G
MUE
(MF*)
DU*
MUC –
1[3]
MUC
[17][18]
[4,5]
MUE 1
[17][18] [4,5]
MUE 2
[17][18]
[4,5]
MUR 1
[17][18]
[4,5]
MUR 2
[17][18]
[4,5]
Minimum Lot Size
- Detached unit
- Boarding, lodging,
rooming house
5,000 sq ft
-
-
5,000 sq ft
-
-
None
-
-
6,000 sq ft
-
-
None
-
-
None
-
-
-
1,480 sq
ft
6,100 sq
ft
None
-
-
None
-
-
None
-
-
None
-
-
None
-
-
None
-
-
Minimum Lot Width 50 ft 50 ft 50 ft 50 ft None 50 ft None None None None None None None
Minimum Setbacks [6]
- Front yard
- Side facing street on
corner & through lots [1]
- Side yard
- Side or rear yard abutting
more restrictive zoning
district
- Rear yard
- Distance between front
of garage & property
line abutting a public or
private street.
20 ft
20 ft
0/20 ft
[8][7]
-
0/20 ft [8]
-
0/20 ft [10][8]
-
0/20 ft [8][7]
-
0/20 ft [8][7]
-
0 ft [11][9]
-
0/20 ft
[8][7]
-
0/20 ft
[8][7]
-
0 ft [11][9]
-
0/20 ft [8][7]
-
0/20 ft [8][7]
-
-
-
0 ft [11][9]
-
0/20 ft
[8][7]
-
0/20 ft
[8][7]
-
20 ft
20 ft
10 ft
30 ft
20 ft
20 ft
0 ft[19][10]
0 ft[19][10]
0 ft[19][20]
[10.11]
-
0 ft[19][20]
[10.11]
N/A
0 ft[21][12]
0 ft[21][12]
0 ft[20][11]
-
0 ft[20][11]
N/A
0 ft[21][12]
0 ft[21][12]
0 ft[20][11]
-
0 ft[20][11]
N/A
0 ft[21][12]
5 ft[21][12]
0 ft[20][11]
-
0 ft[20][22]
[11, 13]
N/A
10 ft[21][12]
10 ft[21][12]
0 ft[20][11]
-
0 ft[20][22]
[11, 13]
N/A
Minimum Building Height N/A N/A N/A N/A N/A N/A N/A 2 stories 2 stories None 2 stories None
Maximum Building Height 35 ft 35 ft 45 ft 45 ft 45 ft 45 ft 70 ft 200 ft 200 ft 60 ft 75 ft 45 ft
Maximum Site Coverage
[2][14]
85 % 80 % 85 % 85 % 85 % 80 % [16] 90% 85% 85% 85% 80% 80%
Minimum Landscape
Requirement
15 % 20 % 15 % 15 % 15 % 20 % 10% 15% 15% 15% 20% 20%
Minimum FAR [3][15] N/A N/A N/A N/A N/A N/A N/A 1.25 1.25 0.6 0.6 0.3
Minimum Residential
Density [4][5][6] [16, 17]
N/A N/A N/A N/A N/A N/A 25
unit/acre
50
unit/acre
50
unit/acre
25
unit/acre
50
unit/acre
25
unit/acre
Maximum Residential
Density [4][5][6][7] [16, 17]
N/A N/A N/A N/A N/A 25
unit/acre
50
unit/acre
None None 50
unit/acre
None 50
unit/acre
* Multiple-family dwelling unit Multifamily development.
** See Table 18.610.1 and Map 18.610.A for development standards. See 18.520.060.C for additional development standards and design guidelines.
See Table 18.610.1 and Map 18.610.A for development standards.
See 18.640.050.B.
= See 18.640.050.B.
= See Table 18.610.1 and Map 18.610.A for development standards.
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June 19, 2017 Page 11 of 16
[9][1] See 18.520.060.A for additional development standards and design guidelines 18.520.050.B for site and building design standards.
[2] See 18.520.060.B for additional development standards and design guidelines.
[3] See 18.520.060.E for additional development standards and design guidelines.
[18][4] The requirements contained in the Buffer Matrices in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buff ering/screening and required improvement s to be installed between proposed
uses in the MUC, MUE and MUR zones within the Washington Square Regional Center (WSRC) and abutting zoning districts not incl uded within the WSRC, or zoning districts within the WSRC which
are not mixed-use. For MUC and MUE zones, the requirements for Commercial Zones apply. For MUR zones, the requirements for the Neighborhood Commercial Zone apply.
[5] See 18.520.060.D for additional development standards and design guidelines.
[1][6] The provisions of Chapter 18.795 (Vision Clearance) must be satisfied.
[8][7] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district.
[10][8] No front yard setback shall be required, except a 20-foot front yard setback shall apply within 50 feet of a residential district.
[11][9] There shall be no minimum front yard setback requirement; however, conditions in Chapters 18.745 and 18.795 must be met.
[19][10] For Ccommercial and Mmixed-use developments, the maximum front and street side yard setback is 10 feet. For Rresidential only developments, the maximum front and street side yard setback is 20 feet.
[20][11] Side and rear yard setbacks shall be 20 feet when the zone abuts a residential zoning districts shown in Section 18.510.020 except the R-25 and R-40 zoning districts.
[21][12] The maximum setback is 20 feet.
[22][13] The maximum setback is 10 feet.
[2][14] Includes all buildings and impervious surfaces.
[3][15] Applies to all nonresidential building development and mixed use mixed-use development which includes a residential component. In mixed use mixed-use development, residential floor area is included
in the calculations of floor area ratio to determine conformance with minimum FAR.
[4][16] Notwithstanding the requirements of Section 18.715.020, minimum and maximum density shall be determined for residential only pr ojects using the number of residential units per acre shown in the above
table. The provisions for density transfer described in 18.715.030.B apply, using the minimum and maximum density shown in the above table. Any mixed-use or commercial only development does not
have a minimum density requirement.
[5][17] For purposes of determining floor area ratio and residential densities, the net development area shall be uses to establish the lot area, determined per 18.715.020.A.
[6] Adjustments to minimum density in the Washington Square Regional center area subject to the standards set forth in 18.630.020 .E.
[7] The maximum density requirements for developments that include or abut designated Water Resources Overlay district Riparian setbacks per Chapter 18.797 are described in 18.630.020.D.
[12] There are no setback requirements, except 30 feet where a commercial use within a district abu ts a residential zoning district.
[13] The maximum height of any building in the CBD zone within 100 feet of any residential zoning district shall not exceed 40 feet.
[14] Where the side or rear yard of attached or multiple-family dwellings abut a more restrictive zoning district, such setbacks shall not be less than 35 feet.
[15] Landscaped areas on existing developed property in the CBD shall be retained. Buffering and screening requirements set forth in Chapter 18.745 shall be met for existing and new development.
[16] Lot coverage includes all buildings and impervious surfaces.
[17] Modifications to dimensional and minimum density requirements for developments that include or abut designated Water Resource s Overlay District Riparian setbacks per Chapter 18.797 are described in
18.630.040.F.
C-N - Neighborhood Commercial District
C-C - Community Commercial District
C-G - General Commercial District
C-P - Professional/Administrative Office Commercial
MU-CBD – Mixed use Mixed-use Central Business District
MUC 1 – Mixed use Mixed-use Commercial
MUC – Mixed use Mixed-use Commercial
MUE 1 – Mixed use Mixed-use Employment/High Density
MUE 2 – Mixed use Mixed-use Employment/Medium Density
MUR 1 – Mixed use Mixed-use Residential/High Density
MUR 2 – Mixed use Mixed-use Residential/Medium Density
(Ord. 10-02 §2; Ord. 09-13)
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18.520.050 Special Limitations on Uses
A. In the C-N zone. Special limitations in the C-N zoning district are as follows:
1. The use shall be conducted wholly within an enclosed structure, except as allowed in Subsection
A.3 below;
2. No use shall have a gross floor area greater than 4,000 square feet;
3. Accessory open-air sales, display and/or storage shall be permitted for horticultural and food
merchandise only and shall constitute no more than five percent of the gross building floor area of
any individual establishment; and
4. Uses operating before 7 a.m. and after 10 p.m. shall be subject to the conditional use provisions,
as governed in Chapter 18.330.
B. In the C-C zone. Special limitations in the C-C zoning district are as follows:
1. Such centers shall be developed preferably as a single unit and occupy only one quadrant of the
intersection at which it is located;
2. The use shall be conducted wholly within an enclosed structure, except for outside play areas for
children’s day care facilities, and as allowed in paragraphs 3 and 4 of this subsection B;
3. No use shall have a gross floor area greater than 5,000 square feet except for the retail sales of
food and beverages, when the maximum floor area shall not exceed 40,000 gross square feet, and
all other sales-oriented retail, where the maximum floor area shall not exceed 10,000 gross square
feet;
4. Accessory open-air sales, display and/or storage shall be permitted for horticultural and food
merchandising uses only shall constitute no more than five percent of the gross building floor
area of any individual establishment;
5. Accessory open-air dining or drinking areas shall be permitted for approved eating and drinking
establishments or retail food stores only. Outside dining areas are not permitted within 200 feet of
any developed residential area. Public or private sidewalk areas around dining areas may not be
reduced to less than five feet of clear walkway; and
6. Uses operating before 6 a.m. and/or after 11 p.m. and drive-up windows are subject to conditional
use provisions, as governed by Chapter 18.330.
C. In the MUE zone. Special limitations in the MUE zoning district are as follows:
1. The maximum floor area ratio (FAR) for all commercial and industrial use types and mixed-use
developments shall not exceed 0.40. Residential use types, including transient commercial
lodging, shall not be subject to this requirement;
2. On lots greater than three acres, general retail sales uses are limited to 30,000 square feet of gross
leasable area plus one additional square foot of gross leasable area of general retail sales use for
each additional four square feet of non-general retail sales use.
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D. In the MUC-1 zone. In addition to the standards of this chapter, development in the MUC-1 zone is
subject to Chapter 18.640 and an intergovernmental agreement between the cities of Tigard and
Tualatin.
E. In the MUC, MUE-1, MUE-2, MUR-1 and MUR-2 zones. Within the Washington Square Regional
Center, the standards of Chapter 18.630 shall also apply.
18.520.060 Additional Development Standards and Design Guidelines
A. Development/design guidelines in the C-C zone.
1. The following design guidelines are strongly encouraged for developments within the C-C
district. Conditions of approval of the development plan may include, but are not limited to, any
of the site and building design guidelines deemed appropriate to be mandatory.
a. Building design guidelines.
i. The design of buildings within a community commercial development should incorporate
elements such as special architectural details, distinctive color schemes, special art and
other features, which are sensitive to and enhance the surrounding area and serve to
distinguish the complex from other retail complexes in the city;
ii. All buildings within a multi-building complex should achieve a unity of design through
the use of similar architectural elements, such as roof form, exterior building materials,
colors and window pattern;
iii. Individual buildings should incorporate similar design elements, such as surface
materials, color, roof treatment, windows and doors, on all sides of the building to
achieve a unity of design. The sides of a building which face toward a public s treet
should include public entrances to the building and windows to provide visual access to
the activity within the building. The sides of a building which face toward an adjoining
property, but not toward a public street, should include elements such as windows, doors,
color, texture, landscaping or wall treatment to provide visual interest and prevent the
development of a long continuous blank wall.
b. General site design guidelines. Loading areas should not be located on the side of a building
which faces toward a residential use. Loading areas, if located between the building and the
street, should be oriented away from the street and should be screened to minimize views of
the loading area from the street and sidewalk.
2. Design standards. The following mandatory design standards apply within the community
commercial district:
a. Internal walkways.
i. Walkways, eight feet minimum width, shall be provided from the public sidewalk or
right-of-way to the building(s). At a minimum, walkways shall be located to connect
focus points of pedestrian activity such as transit stops and street crossings to the major
building entry points.
ii. Walkways, five feet minimum width, shall be provided to connect with walkways or
Chapter 18.520 (Underline/Strikeout Copy) Proposed Code Amendments
June 19, 2017 Page 14 of 16
potential walkway locations on adjoining properties to create an integrated internal
walkway system along the desired lines of pedestrian travel. The width of the walkway
should be commensurate with the anticipated level of pedestrian activity along the
connecting walkway.
(A) Walkways shall be provided along the full length of the building on any side which
provides building access to the public or where public parking is available, to provide
safe and comfortable pedestrian access to the building.
(B) On the sides of the building which provide public access into the building, the
walkway should be wide enough to allow for sidewalk seating areas as well as
pedestrian travel. Weather protection of the walkway should be provided at a
minimum at the entrance area and, if appropriate, along the entire walkway.
iii. Walkway surfaces for walkways crossing parking areas shall be designed to be visually
distinguishable from driving surfaces through the use of durable, low-maintenance
surface materials such as pavers, bricks or scored concrete to enhance pedestrian safety
and comfort.
b. Other site development standards.
i. All lighting fixtures shall incorporate cut-off shields to prevent the spillover of light to
adjoining properties.
ii. Mechanical equipment, if located on the building, shall be located within the roof form of
the building or enclosed within a screening structure, the design of which is consistent
with the design of the building.
iii. Mechanical equipment, not located on the building, shall be screened from views from
the public street, sidewalk and properties outside the district with a durable, solid wall or
fence, or an evergreen hedge or a combination of the above.
iv. All refuse and recycling containers within the district shall be contained within structures
enclosed on all four sides and which are at least as high as the tallest container within the
structure.
v. Bicycle racks shall be provided on site. Facilities for a minimum of 10 bicycles shall be
provided for developments having 100 or fewer parking stalls, notwithstanding Section
18.765.050. For each 100 additional stalls, facilities for five additional bicycles shall be
provided. Bicycle parking areas shall not be located within parking aisles, landscape
areas or pedestrian ways. It is strongly encouraged that bicycle parking areas be covered.
vi. The site development plan shall incorporate a special feature at the corner of the site. A
special corner feature can be a landscape feature, seasonal color planting area, sculpture
or water feature. The feature shall provide a visual landmark and some amount of seating
area.
vii. Parking areas shall be designed to minimize conflicts between pedestrian and vehicular
movements. Parking area landscaping shall be used to define and separate parking, access
and pedestrian areas within parking lots.
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viii. The landscape design for the site shall include plantings which emphasize the major
points of pedestrian and vehicular access to and within the site.
ix. Site features such as fences, walls, refuse and recycling facility enclo sures, and light
fixtures shall be designed to be consistent with the scale and architectural design of the
primary structure(s). Such site features shall be designed and located to contribute to the
pedestrian environment of the site development.
x. In multiple building complexes, buildings shall be located to facilitate safe and
comfortable pedestrian movement between buildings. On sites which are adjacent to
other properties within the community commercial district, building location shall be
chosen to facilitate pedestrian and vehicular connections to buildings on those adjacent
properties. Consideration should be given to locating buildings closer to the public street
with entrances to the buildings from the public sidewalk, with no intervening parking or
driving area. Corner locations are particularly appropriate for this treatment.
xi. Opportunities shall be found for safe, convenient, and pleasant pedestrian connections to
existing or proposed transit facilities. Where needed, shelters and layover areas for transit
vehicles shall be incorporated into the site development.
c. Sign design standards. All signage shall be an integral part of the architectural design.
B. C-G zone (Tigard Triangle). See Map 18.620.A for the location of the C-G zone in the Tigard
Triangle. All development in the C-G zone that is located in the Tigard Triangle is subject to the
transportation facility standards in Chapter 18.620, the use and development standards in Tables
18.520.1 and 2 respectively, and all other applicable standards in this title. All nonresidential
development in the C-G zone that is located in the Tigard Triangle is also subject to the following
additional development standards.
1. All street-facing building elevations within the building setback (0 to 10 feet) along public
streets shall have windows, display areas, or doorway openings for a minimum of 50% of the
ground floor wall area.
a. The ground floor wall area shall be measured from three feet above grade to nine feet
above grade the entire width of the street-facing elevation.
b. The ground floor window requirement shall be met within the ground floor wall area and
may include any glass within doorway openings.
2. All street-facing building elevations along public streets shall extend no more than 50 feet
without providing at least one of the following features:
a. A variation in building material;
b. A building off-set of at least one foot;
c. A wall area that is entirely separated from other wall areas by a projection, such as an
arcade; or
d. Other design features that reflect the building’s structural system.
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3. All street-facing building elevations along public streets shall extend no more than 300 feet
without a pedestrian connection between or through the building.
4. Weather protection for pedestrians, such as awnings, canopies, or arcades, shall be provided at
all building entrances.
5. All roof-mounted equipment shall be screened from view from adjacent public streets. Satellite
dishes and other communication equipment shall be set back or positioned on a roof so that
exposure from adjacent public streets is minimized. Solar panels are exempt from this
standard.
6. Landscaping, an arcade, or a hard-surfaced expansion of the public sidewalk shall be provided
between a building and a public street.
a. If a building abuts more than one street, the required improvements shall be provided on
all streets.
b. Hard-surfaced areas shall be constructed with scored concrete or modular paving
materials. These areas shall contribute to the minimum landscaping requirement.
7. Vehicle parking shall be located to the side or rear of a building. Vehicle parking located on
the side of a building shall be behind a landscaped area.
a. The landscaped area shall be constructed to the L-1 parking lot screen standard as
provided in Subsection 18.630.090.A; and
b. The minimum depth of the landscaped area shall be eight feet or equal to the building
setback, whichever is greater.
C. MU-CBD zone (Downtown). See Chapter 18.610 for additional development standards and design
guidelines objectives.
D. MUC, MUE-1, MUE-2, MUR-1 and MUR-2 zones (Washington Square Regional Center). See
Chapter 18.630 for additional development standards and design guidelines.
E. MUC-1 zone (Bridgeport Village). See Chapter 18.640 for additional development standards and
design guidelines. Development in this zone is also subject to an intergovernmental agreement
between the cities of Tigard and Tualatin.
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June 19, 2017 Page 1 of 6
Proposed new text is underlined (and in bold and italics).
Proposed deleted text is shown as strikethrough text.
Chapter 18.765
OFF-STREET PARKING AND LOADING REQUIREMENTS
The only proposed amendments are to Table 18.765.2.
None of the amendments contain policy changes. All are housekeeping in nature.
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June 19, 2017 Page 2 of 6
TABLE 18.765.2
MINIMUM AND MAXIMUM REQUIRED OFF-STREET VEHICLE AND BICYCLE PARKING REQUIREMENTS
Parking space requirements are based on square feet of floor area unless otherwise stated.
See Chapter 18.610 for parking requirement in the MU-CBD zone.
(NA: Not Addressed DU: Dwelling Unit (M): Metro Requirement)
MAXIMUM[1]
MINIMUM[1][5] MAXIMUM ZONE A[1] MAXIMUM ZONE B[1] BICYCLE[2]
RESIDENTIAL
Household Living
Single Units, Attached See Multifamily Units(M) See Multifamily Units none (M) See Multifamily Units none (M) none
Single Units, Detached 1.0/DUDwelling Unit none (M) none (M) none
Accessory Units 1.0/DUDwelling Unit none none none
Duplexes 1.0/Dwelling Unit none none Nnone
Multifamily Units[3] DU<500 sq ft: 1.0/ DUDwelling
Unit (M)
1 bedroom: 1.25/ DUDwelling
Unit (M)
2 bedroom: 1.5/ DUDwelling
Unit (M)
3 bedroom: 1.75/ DUDwelling
Unit [7]
none none 1.0/2 DUDwelling Units except
elderly, which is 1.0/20
DUDwelling Units
Manufactured Units 1.0/ DUDwelling Unit (M) none (M) none (M) none
Mobile Home Parks 1.0/ DUDwelling Unit (M) none (M) none (M) none
Group Living 1.0/room
1.0/2.5 beds
none
2.7/1,000[3]
none
none
1.0/5 beds
Transitional Housing 1.0/2.5 beds none none 1.0/5 beds
Home Occupation none none none none
CIVIC
Basic Utilities none none none none
Colleges 1.0/5 students/staff (M) 1.0/3.3 students/staff (M) 1.0/3.3 students/staff (M) 1.0/3.0 students/staff
Community Recreation 2.0/1,000 2.5/1,000 4.0/1,000 0.3/1,000
Cultural Institutions 2.5/1,000 3.5/1,000 4.5/1,000 1.0/1,000
Day Care Home: none
Commercial: 2.0/classroom
Home: none
Commercial: 2.7/1,000
Home: none
Commercial: 3.2/1,000
Home: none
Commercial: 1.5/classroom
Emergency Services 3.0/1,000 3.5/1,000 4.5/1,000 0.5/1,000
Medical Centers 2.0/1,000[4] 2.7/1,000[4] 3.2/1,000[4] 0.2/1,000
Postal Services 2.5/1,000 3.0/1,000 4.5/1,000 0.3/1,000
Public Support Facilities none none none none
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June 19, 2017 Page 3 of 6
Religious Institutions 1.0/3[4][6] seats in main assembly
area (M)
1.0/1.7 seats in main assembly
area (M)
1.0/1.3 seats in main assembly
area (M)
1.0/20 seats in main assembly
area
Schools Preschool: 5.0+1/classroom
Elementary/JR: 2.0/classroom
SR: 1.0/5 students/staff (M)
Preschool: 7.0+1.0 classroom
Elementary/JR: 2.5/classroom
SR: 1.0/3.3 students/staff (M)
Preschool: 10.0+1/classroom
Elementary/JR: 3.5/classroom
SR: 1.0/3.3 students/staff (M)
Preschool: 1.0/classroom
Elementary/JR: 6.0/classroom
SR: 6.0/classroom
Social/Fraternal Clubs/Lodges 10.0/1,000 main assembly area 12.0/1,000 main assembly area 14.0/1,000 main assembly area 2.0/1,000 main assembly area
[1] To be determined by the City of Tigard based on Metro criteria.
[2] Required bicycle parking shall be required per the ratios below except in no case shall there be fewer than two spaces provid ed.
[3] Refers to 1,000 sq. ft. of floor area, unless otherwise noted.
[4] Does not include outpatient clinics or medical offices; see Medical/Dental Offices.
[5] Please see Section 18.610.060, off-street vehicle parking minimum requirements in the MU-CBD zone.
[6] Religious institutions may provide 1 space for every 4 seats on site in the main assembly area provided that they supply the city with a parking plan that demonstrates that the pea k parking demand of 1 space for every 3
seats is met utilizing any combination of the alternatives mentioned in this chapter. Adjustments to the minimum parking of 1 space for every 3 seats may be granted per applicable provisions of the code, but shall no t
decrease the amount of required on-site parking to less than 1 space for every 4 seats (unless the cumulative value of all adjust ments granted results in an adjusted requirement of less than 1 space for every 4 seats).
[7] In the MU-CBD zone the minimum parking requirements for all multifamily units is 1.0/DU.
[8] Fast food designation includes all eating and drinking establishments with a “walk-up counter” or less than 10 tables in the dining area.
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TABLE 18.765.2
MINIMUM AND MAXIMUM REQUIRED OFF-STREET VEHICLE AND BICYCLE PARKING REQUIREMENTS (CONT.)
Parking space requirements are based on square feet of floor area unless otherwise stated.
See Chapter 18.610 for parking requirement in the MU-CBD zone.
(NA: Not Addressed DU: Dwelling Unit (M): Metro Requirement)
MAXIMUM [1]
MINIMUM[1][5] MAXIMUM ZONE A[1] MAXIMUM ZONE B[1] BICYCLE[2]
COMMERCIAL [5]
Commercial Lodging 1.0/room 1.2/room 1.4/room 1.0/10 rooms
Eating and Drinking
Establishments [8][5]
Fast food: 7.0/1,000 (M)
otherOther: 9.0/1,000 (M)
Fast food: 12.4/1,000 (M)
Other: 19.1/1,000 (M)
Fast food: 14.9/1,000 (M)
Other: 23.0/1,000 (M)
All: 1.0/1,000
Entertainment - Oriented
Major Event Entertainment 1.0/3 seats or 1.0/6′ bench 1.0/2.5 seats or
1.0/5′ bench
1.0/2 seats or
1.0/4′ bench
1.0/10 seats or 40′ bench
Outdoor Entertainment 4.0/1,000 (M) 4.5/1,000 5.0/1,000 0.4/1,000
Indoor Entertainment 4.3/1,000 (M)
Theater: 1.0/3 seats (M)
5.4/1,000 (M)
Theater: 1.0/2.5 seats (M)
6.5/1,000 (M)
Theater; 1.0/2.0 seats (M)
0.5/1,000
Theater: 1.0/10 seats
Adult Entertainment 2.5/1,000
1.0/3 seats (M)
3.5/1,000
1.0/1.25 seats (M)
4.5/1,000
1.0/2.0 seats (M)
0.5/1,000
1.0/20 seats
General Retail
Sales - Oriented 3.0/1,000 (M) 5.1/1,000 (M) 6.2/1,000 (M) 0.3/1,000
Personal Services 2.5/1,000
Bank with drive in: 3.0/1,000(M)
3.0/1,000
Bank with drive in: 5.4/1,000
(M)
4.5/1,000
Bank with drive in: 6.5/1,000
(M)
All: 1.0/1,000
1.0/1,000
Repair - Oriented 3.3/1,000 4.0/1,000 4.5/1,000 0.3/1,000
Bulk Sales 1.0/1,000 but no less than 10.0 1.3/1,000 2.0/1,000 0.3/1,000
Outdoor Sales 1.0/1,000 sales area 1.3/1,000 sales area 2.0/1,000 sales area 0.1/1,000 sales area
Animal - Related 3.3/1,000 4.0/1,000 4.5/1,000 0.3/1,000
Motor Vehicle Related
Motor Vehicle Sales/Rental 1.0/1,000 but no less than 4.0 1.3/1,000 but no less than 4.0 2.0/1,000 but no less than 4.0 0.2/1,000 sales area
Motor Vehicle Servicing/Repair 2.0/1,000 but no less than 4.0 2.3/1,000 but no less than 4.0 2.6/1,000 but no less than 4.0 0.2/1,000
Vehicle Fuel Sales 3.0+2.0/service bay 4.0+2.0/service bay 4.0+2.5/service bay 0.2/1,000
Office
Medical/Dental Office
2.7/1,000 (M)
3.9/1,000 (M)
3.4/1,000 (M)
4.9/1,000 (M)
4.1/1,000 (M)
5.9/1,000 (M)
0.5/1,000
0.4/1,000
Self-Service Storage 1.0/4 storage units 1.0/4 storage units 1.0/2 storage units 1.0/40 storage units
Non-Accessory Parking none none none none
INDUSTRIAL
Industrial Services 0.8/1,000 1.2/1,000 1.8/1,000 0.1/1,000
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Manufacturing and Production
Light Industrial 1.6/1,000 (M) none none 0.1/1,000
General Industrial 1.6/1,000 (M) none none 0.1/1,000
Heavy Industrial 1.6/1,000 (M) none none 0.1/1,000
[1] To be determined by the City of Tigard based on Metro criteria.
[2] Required bicycle parking shall be required per the ratios below except in no case shall there be fewer than two spaces provid ed.
[3] Refers to 1,000 sq. ft. of floor area, unless otherwise noted.
[4] Does not include outpatient clinics or medical offices; see Medical/Dental Offices.
[5] Please see Section 18.610.060, off-street vehicle parking minimum requirements in the MU-CBD zone.
[6] Religious institutions may provide 1 space for every 4 seats on site in the main assembly area provided that they supply the city with a parking plan that demonstrates that the peak parking demand of 1 space for every 3
seats is met utilizing any combination of the alternatives mentioned in this chapter. Adjustments to the minimum parking of 1 space for every 3 seats may be granted per applicable provisions of the code, but shall not
decrease the amount of required on-site parking to less than 1 space for every 4 seats (unless the cumulative value of all adjustments granted results in an adjusted requirement of less than 1 space for every 4 seats).
[7] In the MU-CBD zone the minimum parking requirements for all multifamily units is 1.0/DU.
[8] Fast food designation includes all eating and drinking establishments with a “walk-up counter” or less than 10 tables in the dining area.
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June 19, 2017 Page 6 of 6
TABLE 18.765.2
MINIMUM AND MAXIMUM REQUIRED OFF-STREET VEHICLE AND BICYCLE PARKING REQUIREMENTS (CONT.)
Parking space requirements are based on square feet of floor area unless otherwise stated.
See Chapter 18.610 for parking requirement in the MU-CBD zone.
(NA: Not Addressed DU: Dwelling Unit (M): Metro Requirement)
MAXIMUM [1]
MINIMUM[1][5] MAXIMUM ZONE A[1] MAXIMUM ZONE B[1] BICYCLE[2]
Railroad Yards none none none none
Research and Development 2.0/1,000 3.0/1,000 3.8/1,000 0.5/1,000
Warehouse/Freight Movement <150,000 sq ft: 0.5/1,000
>150,000 sq ft: 0.3/1,000 (M)
<150,000 sq ft: 0.8/1,000
>150,000 sq ft: 0.4/1,000 (M)
<150,000 sq ft: 1.2/1,000
<150,000 sq ft: 0.5/1,000 (M)
All: 0.1/1,000
Waste-Related 5.0 7.0 10.0 none
Wholesale Sales 0.8/1,000 1.2/1,000 1.8/1,000 0.1/1,000
OTHER
Agriculture/Horticulture 2.5/1,000 sales area but no less
than 4.0
none none none
Cemeteries Exempt none Exempt none Exempt none none
Detention Facilities 1.0/2.5 beds none none 1.0/2.5 beds
Heliports none none none none
Mining <5.0 none none none
Wireless Communication
Facilities
none none none none
Rail Lines/Utility Corridors none none none none
[1] To be determined by the City of Tigard based on Metro criteria.
[2] Required bicycle parking shall be required per the ratios below except in no case shall there be fewer than two spaces provid ed.
[3] Refers to 1,000 sq. ft. of floor area, unless otherwise noted.
[4] Does not include outpatient clinics or medical offices; see Medical/Dental Offices.
[5] Please see Section 18.610.060, off-street vehicle parking minimum requirements in the MU-CBD zone.
[6] Religious institutions may provide 1 space for every 4 seats on site in the main assembly area provided that they supply the city with a parking plan that demonstrates that the p eak parking demand of 1 space for every 3
seats is met utilizing any combination of the alternatives mentioned in this chapter. Adjustments to the minimum parking of 1 space for every 3 seats may be granted per applicable provisions of the code, but shall not
decrease the amount of required on-site parking to less than 1 space for every 4 seats (unless the cumulative value of all adju stments granted results in an adjusted requirement of less than 1 space for every 4 seats).
[7] In the MU-CBD zone the minimum parking requirements for all multifamily units is 1.0/DU.
[8] Fast food designation includes all eating and drinking establishments with a “walk-up counter” or less than 10 tables in the dining area.
[1] Minimum and maximum parking ratios are in compliance with Metro Title X unless a stricter requirement is established by the city as provided in the table above. Zone A includes areas where 20-minute peak
hour transit service has become available to an area within a one-quarter mile walking distance for bus transit or one-half mile walking distance from a high capacity transit station. Zone B includes areas outside
of Zone A. The zones are shown on a map and are maintained by the director.
[2] Required bicycle parking shall be required per the ratios in the table except in no case shall there be fewer than two spaces provided.
[3] In the MU-CBD zone the minimum parking requirements for all multi-family units is 1.0/Dwelling unit.
[4] Religious institutions may provide 1 space for every 4 seats on site in the main assembly area provided that they supply the city with a parking plan that demonstrates that the peak parking demand of 1 space for
every 3 seats is met utilizing any combination of the alternatives mentioned in this chapter. Adjustments to the minimum park ing of 1 space for every 3 seats may be granted, but shall not decrease the amount of
required on-site parking to less than 1 space for every 4 seats (unless the cumulative value of all adjustments granted results in an adjusted requirement of less than 1 space for every 4 seats).
[5] Fast food designation includes all eating and drinking establishments with a “walk-up counter” or less than 10 tables in the dining area.
ATTACHMENT 2
Underline/Strikeout of Lean Code Amendments
** Chapter 18.620 of Proposed Code Amendments **
(Shows changes to Lean Code between Public Draft and
Planning Commission Draft)
Chapter 18.620 (Underline/Strikeout Copy) Proposed Code Amendments
June 19, 2017 Page 1 of 30
Proposed new text is underlined (and in bold and italics).
Proposed deleted text is shown as strikethrough text.
(Changes shown represent the difference between the May 18 Public Draft
and the June 19 Planning Commission Draft)
Chapter 18.620
TIGARD TRIANGLE PLAN DISTRICT
Sections:
18.620.010 Purpose
18.620.020 General Provisions
18.620.030 Applicability
18.620.040 Review Process
18.620.050 Pre-Existing Development and Approvals
18.620.060 Land Use Standards
18.620.070 Site Design Standards
18.620.080 Building Design Standards
18.620.090 Transportation Facility Standards
18.620.100 Sign Standards
18.620.010 Purpose
The Tigard Triangle Plan District implements the land use and development vision for the Tigard
Triangle as outlined in the Tigard Comprehensive Plan. It also advances Tigard’s mission to become the
most walkable city in the Pacific Northwest and supports the district’s designation as a regional Town
Center.
The Tigard Triangle Plan District Chapter is referred throughout Chapter 18.620 as “this chapter.”
The standards and procedures of this chapter are designed to:
Remove regulatory and financial barriers for small-scale incremental development;
Streamline the development review and approval process;
Support existing development;
Support transitional uses and adaptive re-use of existing development;
Increase the diversity of goods and services available in the district;
Encourage new housing and mixed-use development;
Limit new auto-oriented development;
Preserve the district’s unique and natural features, including but not limited to district trees;
Create safe, comfortable, and attractive streetscapes for pedestrians; and,
Improve connectivity for all modes of travel.
Collectively, the purpose of these standards and procedures is to facilitate the transformation of the Tigard
Triangle into an active, urban, multimodal, and mixed-use district as envisioned by the 2015 Tigard
Triangle Strategic Plan.
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18.620.020 General Provisions
A. This chapter is designed, wherever possible, to act as a standalone set of standards and procedures for
development in the Triangle Mixed-Use (TMU) Zone within the Tigard Triangle Plan District.
References to other applicable standards and procedures in the Community Development Code of the
City of Tigard are provided as needed.
B. The Community Development Code is Title 18 of the Tigard Municipal Code and is referred
throughout this chapter as “this title.” The standards and procedures in this chapter apply in lieu of
other provisions in this title, except where specifically stated otherwise, and shall govern in the event
of a conflict.
C. To the extent that the provisions in the following chapters do not conflict with this chapter, the
following chapters in this title apply concurrently:
1. Definitions and measurements as provided in Chapter 18.120 Definitions.
2. Land use category descriptions as provided in Chapter 18.130 Use Categories.
3. Zoning administration and enforcement as provided in Chapters 18.220 and 18.230.
4. Code interpretations as provided in Chapter 18.340 Director’s Interpretations.
5. Zoning map and text amendments as provided in Chapter 18.380.
6. Historic overlay designations as provided in Chapter 18.740.
18.620.030 Applicability
A. Applicability.
1. Triangle Mixed-Use (TMU) Zone. The standards and procedures in this chapter apply to property
that is located in the Triangle Mixed-Use (TMU) Zone within the Tigard Triangle Plan District.
2. General Commercial (C-G) Zone. Except for the transportation facility standards in Section
18.620.090, t The standards and procedures in this chapter do not apply to property that is located
in the C-G Zone within the Tigard Triangle Plan District, except for the transportation facility
standards in Section 18.620.090. The standards in Section 18.620.090 apply to all existing,
future, and proposed public rights-of-way in the Tigard Triangle Plan District regardless of the
zone. Property in the C-G Zone is regulated by other chapters in this title, including but not
limited to Chapter 18.520 Commercial Zoning Districts.
3. Public Rights-of-Ways. The standards in Section 18.620.090 apply to all existing, future, and
proposed public rights-of-way in the Tigard Triangle Plan District regardless of the zone.
3.4. The boundary of the Tigard Triangle Plan District is shown on Map 18.620.A. The TMU Zone
and C-G Zone are also shown on this map and the city’s official Zoning Map. All existing and
future transportation facilities are shown on Map 18.620.B.
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Map 18.620.A: Tigard Triangle Boundary and Zoning
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Map 18.620.B: Tigard Triangle Transportation Network
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B. Exemptions.
1. The following types of development are exempt from the all standards and procedures of this
chapter:
a. Operation, maintenance, and repair of existing public facilities.
b. Public capital improvement projects undertaken by the city.
c. Maintenance and repair of existing buildings or site improvements.
d. Improvements to existing buildings or site improvements to bring them into compliance with
applicable federal and state accessibility requirements. the Americans with Disabilities Act.
e. Reconstruction of a building following partial or total accidental destruction when all of the
following criteria are met:
i. The reconstructed building has a gross floor area no larger than the structure that was
destroyed.
ii. The use of the building remains the same as the use that existed before the building was
destroyed.
iii. Repairs are commenced within one year from the date of destruction. Commencement of
repairs occurs when a required development permit has been issued.
2. If a development is not exempt from the standards and procedures of this chapter as described
above, it may be exempt from the street design standards in Subsection 18.620.090.C.4 that
relate to street frontage improvements. This exemption applies only to street frontage
improvements and not right-of-way dedications where required by Subsection
18.620.040.B.3.b. The following types of development are exempt from street frontage
improvements, except where existing frontage improvements do not meet the city’s minimum
public facility standards for safety and adequacy as required by Subsection 18.620.040.B.2.c. The
following types of development are not exempt from right-of-way dedications where required by
Subsection 18.620.040.B.3.b.
a. Construction of a new accessory dwelling unit that is less than 800 square feet in size. This
exemption is subject to the limitations provided in Subsection B.3 below.
b. Expansion of an existing building or construction of a new building that is less than 800
square feet in size. This exemption is subject to the limitations provided in Subsection B.3
below.
c. New use or change of use that increases the estimated number of vehicle trips by less than
100 trips per day or has temporary impacts on the transportation system as determined by the
City Engineer. This exemption is for outright permitted uses only.
d. Change of use that increases the estimated number of vehicle trips by less than 100 trips per
day.
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June 19, 2017 Page 6 of 30
3. Limitation on Exemptions. No more than one exemption is allowed every 3 years. The 3-year
period starts from the date the city issues an occupancy permit or final inspection for the
expanded, converted, or new buildings exempted under B.2.a and B.2.b above. Subsequent
buildings that exceed the square footage threshold within the 3-year timeframe are not exempt.
18.620.040 Review Process
A. Purpose. The purpose of this section is to streamline the development review and approval process.
B. Development Review. Development review is the process whereby the applicant submits all required
development permit applications to the city for review against all applicable standards. Depending
upon the type of development proposed, permit applications may be submitted consecutively or
concurrently. If land use review is required or initiated by the applicant pursuant to Subsection C
below, land use approval must be obtained prior to submitting for development review.
1. Early Assistance Meeting. The applicant shall request an Early Assistance Meeting with the city
prior to the submittal of any required building, site, or public facility permit application. The
director may waive this requirement for proposals that are not complex , would not benefit from a
meeting with the city, or have had a Preapplication Conference as part of a related land use
review.
2. Development Review Requirements. All proposed development shall demonstrate compliance
with the following requirements at the time of development permit application submittal:
a. Use and Design Standards. The proposed development conforms to all applicable use and
design standards in this chapter, except as approved through the adjustment process as
provided in Subsection 18.620.040.C.4.
b. Transportation Facility Improvements. The proposed development will provide transportation
facility improvements and mitigation at the time of development as determined by the
transportation facility review process described in Subsection 18.620.040.B.3 below.
c. Minimum Public Facility Improvements. The proposed development provides or will provide
public facility improvements at the time of development that conform to the city’s minimum
standards for safety and adequacy, which are as follows:
i. Frontage on, or approved access to, a public street.
ii. A minimum of 24 feet of pavement and horizontal clearance on a public street along
each street frontage where access is taken. Additional transportation facility
improvements may be required by Subsection B.2.b above.
iii. Adequate public utilities pursuant to the city’s standards in the Public Works Design
Manual and Sections 18.810.050 Easements, 18.810.090 Sanitary Sewers, and
18.810.120 Utilities. Section 18.810.120 may require undergrounding of utilities or a fee
in lieu of undergrounding new or existing utilities.
iv. Adequate stormwater management facilities for water quantity and quality pursuant to
Clean Water Services’ standards and the city’s standards in the Public Works Design
Manual and Section 18.810.100 Storm Drainage.
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3. Transportation Facility Review Process. The transportation facility review process determines
whether transportation improvements are needed and whether the proposed development will be
required to construct or pay for them.
a. The following review process applies to all proposed developments, except those that are
exempt from street frontage improvements (see Subsection 18.620.030.B.2) or trigger a
Transportation Impact Study (see Subsection 18.620.040.B.3.c).
i. The City Engineer will determine whether the proposed development is estimated to
generate any new vehicle, pedestrian, or bicycle trips using the best available data and
analysis, including but not limited to the ITE Trip Generation Manual or a Transportation
Impact Study prepared by a transportation engineer licensed in the State of Oregon.
ii. If the proposed development is estimated to generate new trips, the City Engineer will
evaluate the existing transportation facilities along each street frontage of the proposed
development site for conformance with the transportation facility standards in Subsection
18.620.090.C. The City Engineer will also evaluate the entire development site for
conformance with Map 18.620.B Transportation Network Map. If existing transportation
facilities do not meet current standards, the City Engineer will identify needed
improvements based on the transportation facility standards in Subsection 18.620.090.C.
iii. If transportation facility improvements are needed, the city will require construction of
improvements and dedication of right-of-way at the time of development unless the city
determines that such exactions are not roughly proportional to the number of new trips
estimated to be generated by the proposed development. If the applicant disagrees with
the city’s proportionality determination, the applicant may utilize the city’s Type II
appeal procedure in Subsection 18.390.040.G in a de novo hearing.
iv. The applicant may request to pay a fee in lieu of constructing the required transportation
improvements as provided in Subsection 18.620.090.D.
b. The following review process applies to a proposed development that is exempt from street
frontage improvements pursuant to Subsection 18.620.030.B.2.
i. The City Engineer will determine whether the proposed development is estimated to
generate any new trips as described in Subsection 18.620.040.B.3.a.i above.
ii. If the proposed development is estimated to generate new trips, the City Engineer will
identify needed improvements for the sole purpose of determining whether any additional
public right-of-way is needed for future transportation improvements.
iii. If public right-of-way is needed for future transportation improvements, the city will
require dedication of right-of-way at the time of development pursuant to Subsection
18.620.040.B.3.a.iii above.
c. The following review process applies to a proposed development that triggers a
Transportation Impact Study (TIS) as described below.
i. A TIS is required if the proposed development: (1) is estimated by the City Engineer to
generate more than 1,000 new vehicle trips per day, (2) includes a drive-thru component,
or (3) impacts a state transportation facility as determined by the Oregon Department of
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June 19, 2017 Page 8 of 30
Transportation. The applicant shall pay the fee listed in the city’s Master Fees and
Charges Schedule for the city to conduct this study. The city will not accept any
development permit or land use applications for review until the TIS has been completed
and incorporated into the applicant’s development permit or land use application
submittal.
ii. The TIS will evaluate the existing transportation facilities for conformance with the city’s
transportation facility standards, including affected off-site facilities. If existing
transportation facilities do not meet current standards, the study will identify needed
improvements based on the transportation facility standards in Subsection 18.620.090.C
and those of any other affected road authorities. If the TIS determines that transportation
facility improvements are needed, the city will require construction of improvements and
dedication of right-of-way at the time of development pursuant to Subsection
18.620.040.B.3.a.iii above.
iii. If the TIS identifies off-site impacts from the proposed development, the applicant shall
submit a land use application as required by Subsection 18.620.040.C.2.a that complies
with the provisions in Subsection 18.620.040.C.3.
C. Land Use Review. Whether required by this title or initiated by the applicant, land use review
precedes development review. Land use review is the process whereby the applicant submits any
required or applicant-initiated land use applications to the city for review against all applicable
approval criteria and standards. The Planned Development land use review process in Chapter 18.350
is not available to properties located in the TMU Zone.
1. Preapplication Conference. The applicant shall request a Preapplication Conference with the city
prior to the submittal of any required or applicant-initiated land use application as required by
Chapter 18.390 Decision-Making Procedures.
2. Land Use Applications. If more than one land use application is required, they may be processed
concurrently. The following types of land use applications are required by Table 18.620.1 in the
following circumstances:
Table 18.620.1 Required Land Use Applications
Land Use Application Circumstances Code Section
Transportation Mitigation The proposed development triggered a
Transportation Impact Study (see
Subsection 18.620.040.B.3.c.i) and it
identified off-site impacts.
18.620.040.C.3
Adjustment The proposed development cannot meet
all applicable design standards of this
chapter, or the applicant elects to
propose an alternative design or remove
a district tree (see Subsection
18.620.070.H).
18.620.040.C.4
Lot Line Adjustment, Minor
Land Partition, or Subdivision
The proposed development includes a
land division or property line
adjustment.
18.620.040.C.5
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Conditional Use The proposed development includes a
basic utility use as defined in
Subsection 18.130.050.A or a specific
type of wireless communication facility
as described in Chapter 18.798.
18.330
Site Development Review The proposed development includes a
specific type of wireless communication
facility as described in Chapter 18.798.
18.360
Sensitive Lands The proposed development is located on
lands that contain protected natural
resources, such as streams or wetlands,
and will potentially impact them.
18.775
Temporary Use or Structure The proposed development is for a
temporary use or structure.
18.785
3. Transportation Mitigation (TM) Application. A TM application shall be processed as a Type II
land use review as provided by Section 18.390.040 Type II Procedure.
a. A TM application shall be approved when all of the following land use approval criteria have
been met:
i. The required Transportation Impact Study evaluated existing on- and off-site
transportation facilities for conformance with all applicable transportation facility
standards; identified needed improvements to adequately serve the proposed
development; and recommended proportionate mitigations for all on- and off-site
impacts.
ii. The proposed development will provide transportation facility improvements and
mitigation that conform to all applicable transportation facility design standards at the
time of development unless the land use review authority determines that such exactions
are not roughly proportional to the impacts of the proposed development.
4. Adjustment (ADJ) Application. An ADJ application shall be processed as a Type II land use
review as provided by Section 18.390.040 Type II Procedure.
b. An ADJ application may contain multiple adjustment requests. An adjustment may be
requested for any standard in this chapter unless specifically prohibited by this chapter. An
adjustment may not be requested to change or eliminate a required review process. The
provisions of Chapter 18.370 Variances and Adjustments do not apply to properties in the
TMU Zone.
c. An ADJ application shall be approved when all of the following land use approval criteria
have been met for each requested adjustment:
i. The proposed adjustment is needed to address development constraints associated with
lot size, shape, or topography or to minimize impacts to protected natural resources.
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ii. The proposed adjustment has public benefits and is generally consistent with the
applicable stated purposes of this chapter.
iii. The proposed adjustment includes enhancements to the pedestrian environment along the
proposed development’s street frontage, including but not limited to:
Plaza development
District tree preservation
Pedestrian amenities in the public right-of-way
Pedestrian-oriented building façade design elements
iii. In situations where the proposed adjustment is needed to address development
constraints associated with lot size, shape, or topography; multiple street frontages; or
protected natural resources, the applicant has adequately explained the need and
rationale for the proposed adjustment.
iv. If the proposed adjustment is for the removal of a district tree, a condition of approval
shall include payment of a district tree removal fee in the amount listed in the city’s
Master Fees and Charges Schedule unless a finding is made that the property in question
cannot be reasonably developed without removal of the district tree. District tree
information and requirements are provided in Subsection 18.620.070.H.
5. Lot Line Adjustment, Minor Land Partition, or Subdivision Application. The provisions in
Chapters 18.410, 18.420, and 18.430 shall continue to apply except as modified below.
a. Lot size and shape shall be appropriate for the proposed development or, if no development is
proposed, for an outright permitted use. There is no minimum lot area, width, or depth
standard in the TMU Zone.
b. Lots shall have frontage on, or approved access to, a public street.
c. Driveways shall comply with the standards in Subsection 18.620.070.G.
d. Screening is not required between lots.
18.620.050 Pre-Existing Development and Approvals
A. Purpose. The purpose of this section is to remove barriers to small-scale incremental development
and support existing development, transitional uses, and adaptive re-use of existing development.
B. Legal Status. Pre-existing land uses and development that do not conform to the standards in this
chapter but were lawfully in existence or approved prior to the effective date of this chapter shall be
treated as lawful and approved uses and development, and not considered nonconforming. The
provisions of Chapter 18.760 Nonconforming Situations do not apply to land uses and development
in the TMU Zone.
C. Sites with Pre-Existing Land Uses.
1. A pre-existing land use that does not meet conform to the land use standards in Section
18.620.060 may continue but may not expand beyond the boundaries of the site that it occupied
prior to the effective date of this chapter.
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2. A pre-existing land use that does not meet conform to the land use standards in Section
18.620.060 may not be re-established if discontinued for longer than six months, except where
the discontinuance is the result of accidental destruction. Discontinuance caused by total or partial
accidental destruction must commence repairs to re-establish the use within one year from the
date of destruction. If repairs are not commenced within the one-year period, the use may not be
re-established. Commencement of repairs occurs when a required development permit has been
issued.
D. Sites with Pre-Existing Development.
1. Pre-existing development that does not meet conform to the site or building design standards in
Sections 18.620.070 and 18.620.080 may be re-established or re-built if accidentally destroyed as
long as repairs are commenced within one year from the date of destruction. If repairs are not
commenced within the one-year period, the development may not be re-established or re-built.
Commencement of repairs occurs when a required development permit has been issued.
2. Pre-existing development that does not meet conform to the site or building design standards in
Sections 18.620.070 and 18.620.080 may not be re-established or re-built if intentionally
destroyed unless the new development conforms to the site and building design standards in this
chapter.
3. Modifications to pre-existing site improvements, such as vehicle parking and access, that do not
meet conform to the site design standards in Section 18.620.070 may continue but may not be
modified if the modification would result in any site improvement going further out of
conformance with the applicable site design standard in Section 18.620.070, unless approved
through the adjustment process as provided in Section 18.620.040.C.4.
4. Modifications to pre-existing buildings that do not meet conform to the site or building design
standards in Sections 18.620.070 and 18.620.080 may continue and expand subject to the
standards in Table 18.620.2 below. Applicable standards only apply to the proposed expansion
and not the existing building. Expansions may be vertical (e.g. second story addition), horizontal
(e.g. ground floor expansion), or both (e.g. two-story addition).
Table 18.620.2 Modifications to Pre-Existing Buildings
Proposed Building Modification Applicable Standards
Addition to a single-family residence.
Addition to a single-family residential
accessory building that results in a
building less than or equal to 528
square feet in size.
Addition to any building where the
addition is located more than 35 feet
away from all street property lines.
Exempt from all site and building design standards
except:
Minimum building setbacks (18.620.070.B)
Driveways (18.620.070.G)
District trees (18.620.070.H)
Maximum building height (18.620.080.A)
Subject to all applicable standards in Sections
18.620.060 and 18.620.090.
All other additions not described
above.
Subject to all applicable site and building design
standards in Sections 18.620.070 and 080.
Subject to all applicable standards in Sections
18.620.060 and 18.620.090.
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5. New land uses and development may be proposed on sites with conforming and non-conforming
pre-existing land uses and development subject to the following standards:
a. All new land uses shall meet the land use standards in Section 18.620.060.
b. All new site improvements, such as vehicle parking and access, shall meet the site design
standards in Section 18.620.070.
c. All new buildings are subject to the standards in Table 18.620.3 below.
Table 18.620.3 New Buildings on Sites with Pre-Existing Development
Proposed New Building Applicable Standards
New single-family accessory building
less than or equal to 528 square feet in
size.
New building located partially or
completely behind an existing
building and more than 35 feet away
from all street property lines.
Exempt from all site and building design standards
except:
Minimum building setbacks (18.620.070.B)
Driveways (18.620.070.G)
District trees (18.620.070.H)
Maximum building height (18.620.080.A)
Subject to all applicable standards in Sections
18.620.060 and 18.620.090.
All other new buildings not described
above.
Subject to all applicable site and building design
standards in Sections 18.620.070 and 080.
Subject to all applicable standards in Sections
18.620.060 and 18.620.090.
E. Sites with Pre-Existing Land Use Approvals.
1. Exceptions. The provisions in Subsections E.2 and E.3 below apply to all development except
those involving basic utility uses and wireless communication facilities. These uses shall continue
to be subject to all previously imposed conditions of approval. They shall also continue to be
subject to the standards and procedures in Chapter 18.330 Conditional Uses and Chapter 18.798
Wireless Communication Facilities respectively, unless different standards are approved through
the adjustment process as provided in Subsection 18.620.040.C.4.
2. Conditions of Approval. Development that obtained land use approval and a final certificate of
occupancy or inspection prior to the effective date of this chapter shall not be subject to any
previously imposed conditions of approval. Development that obtained land use approval, but not
a final certificate of occupancy or inspection, prior to the effective date of this chapter shall
continue to comply with all previously imposed conditions of approval until a final certificate of
occupancy or inspection, whichever is applicable, is obtained.
3. Modifications. Modifications to development that obtained land use approval prior to the
effective date of this chapter are subject to the standards and procedures in this chapter.
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18.620.060 Land Use Standards
A. Purpose. The purpose of these standards is to encourage urban mixed-use development, limit
suburban auto-oriented development, support transitional uses and adaptive re-use of existing
development, and increase the diversity of goods and services available in the district.
B. General Provisions.
1. Vertical and horizontal mixed-use development is permitted subject to the land use standards in
Subsection C below.
2. Mobile food carts are permitted subject to the city’s food cart policy.
3. Drive-thru development is prohibited. except when associated with a bank use. Where permitted,
drive-thru development is subject to the following standards:
a. A maximum of two drive-thru travel lanes are permitted per bank. All lanes shall be a
minimum of 150 feet in length to accommodate stacking of inbound vehicles.
b. Drive-thru travel lanes shall not be located between the building and the street property line
except for ingress and egress purposes along the side of the building.
c. If a drive-thru travel lane is provided, a minimum of one pedestrian-oriented automatic teller
shall be provided along the street property line.
4. Land uses are described in Chapter 18.130 Use Categories.
C. Land Use Standards.
1. Permitted land uses are listed in Table 18.620.4.
2. Restricted land uses are listed in Table 18.620.5 and are subject to the following restrictions:
a. Non-accessory parking shall be located within parking structures except where existing
surface parking is proposed to be used for non-accessory parking. Covered parking is not
considered a parking structure.
i. Non-accessory parking structures shall meet all applicable design standards in this
chapter. Additionally, ground stories shall be designed as flexible structures with flat
floor decks that can transition to accommodate other outright permitted allowed uses in
the future.
ii. New non-accessory surface parking shall be allowed if approved through the adjustment
process as provided in Subsection 18.620.040.C.4.
b. Sales-oriented retail uses shall not exceed 30,000 square feet of gross leasable floor area per
tenant space.
c. General and light industrial uses shall not exceed 2,000 square feet of gross leasable floor
area per tenant space. They shall also:
i. Not utilize, store, or create highly combustible, explosive, or hazardous materials, and
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ii. Not be located outside of a building except for utilities, service areas, and off-street
parking and loading areas. These types of activities shall be located and screened as
required by the site design standards in Section 18.620.070.
d. Wireless communication facilities are subject to the land use review process and associated
standards in Chapter 18.798, unless different standards are approved through the adjustment
process as provided in Subsection 18.620.040.C.4 or required by federal law.
3. Conditional land uses are listed in Table 18.620.6 and are subject to the land use review process
and associated development standards provided in Chapter 18.330 Conditional Use.
4. Prohibited land uses are listed in Table 18.620.7 and are not eligible for adjustment through the
land use review process provided in Subsection 18.620.040.C.4. Land use prohibitions do not
apply to pre-existing land uses as described in and regulated by Section 18.620.050.
Table 18.620.4 Permitted Land Uses
Land Use Type Land Use Category
Civic Use Colleges
Community Recreation
Cultural Institutions
Day Care
Emergency Services
Medical Centers
Postal Service
Religious Institutions
Schools
Social/Fraternal Clubs/Lodges
Commercial Bulk Sales
Commercial Lodging
Custom Arts and Crafts
Eating and Drinking Establishments
Indoor Entertainment
Office
Personal Services
Repair-Oriented Retail
Industrial Railroad Yards
Research and Development
Other Transportation/Utility Corridors
Residential Group Living
Household Living (all types)
Transitional Housing
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Table 18.620.5 Restricted Land Uses
Land Use Type Land Use Category
Commercial Non-Accessory Parking
Sales-Oriented Retail
Industrial General Industrial
Light Industrial
Other Wireless Communication Facilities
Table 18.620.6 Conditional Land Uses
Land Use Type Land Use Category
Civic Use Basic Utilities
(Defined in Subsection 18.130.050.A)
Table 18.620.7 Prohibited Land Uses
Land Use Type Land Use Category
Commercial Adult Entertainment
Animal-Related Commercial
Major Event Entertainment
Marijuana Commercial Facility
Motor Vehicle Sales/Rental
Motor Vehicle Servicing/Repair
Outdoor Entertainment
Outdoor Sales
Self-Service Storage
Vehicle Fuel Sales
Industrial Heavy Industrial
Industrial Services
Marijuana Industrial Facility
Warehouse/Freight Movement
Waste-Related
Wholesale Sales
Other Agriculture/Horticulture
Cemeteries
Detention Facilities
Heliports
Mining
18.620.070 Site Design Standards
A. Purpose. The purpose of these standards is to create safe, comfortable, and attractive streetscapes for
pedestrians and preserve district trees, specifically the Oregon white oak. In keeping with the stated
purpose of this section, site design standards do not apply to street property lines along Interstate 5
and Highway 217.
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B. Building Location.
1. Street Setbacks. The minimum building setback is 1 foot from the street property line. This
standard applies to the entire building, except for building projections as allowed by Subsection
18.620.080.D. The maximum building setback is 12 feet from the street property line. This
standard is met when at least 70 percent of the street-facing building façade is located no more
than 12 feet away from the street property line as shown in Figure 18.620.1 below above.
a. For sites with more than one street property line, such as corner or through lots, the
maximum building setback standard applies to all street property lines except where all of
the following are met.
i. The maximum building setback standard is met on at least one street property line.
ii. applies to one street property line for buildings on corner and through lots where the The
building is located at least 35 feet away from the other street property line(s).
Figure 18.620.1 Site and Building Design Standards
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b. For lots with existing buildings, the maximum building setback standard does not apply in
the following situations:
i. A new building is proposed to be completely located behind an existing building that
meets the maximum building setback standard.
ii. There is less than 25 linear feet of street frontage that does not contain a building
within the maximum building setback area.
b.c. The maximum street setback standard may be increased to 15 feet beyond the drip line of a
district tree, as defined in Subsection 18.620.070.H, where a district tree is proposed to be
preserved.
2. Interior Setbacks. The minimum building setback is 0 feet from an interior property line. If the
building is not located on the property line, then it must be located at least 5 feet away from the
interior property line. There is no minimum or maximum building setback standard for interior
property lines.
3. Clear Vision Areas. The clear vision standards in Chapter 18.795 do not apply to development in
the TMU Zone. See Subsection 18.620.070.G.4 for driveway sight distance requirements.
C. Utilities and Service Areas.
1. Above-ground private utilities, such as transformers and utility vaults, shall be located behind a
building or screened as required by Subsection 18.620.070.F.4 where the sum of the linear
dimensions of length plus width plus height equals more than 36 inches. shall be located behind a
building or screened as required by Subsection 18.620.070.F.3. Landscaped stormwater facilities
are exempt from this standard, and wireless communication facilities are subject to the standards
and procedures in Chapter 18.798.
2. Service areas, such as those that contain waste and recycling containers, outdoor storage, and
mechanical equipment, shall be located behind a building or screened as required by Subsection
18.620.070.F.43. Roof-top mechanical equipment is exempt from this standard, and. Vehicle
vehicle parking and loading areas are subject to the standards in Subsection D below.
D. Off-Street Vehicle Parking and Loading.
1. Quantity. There is no minimum quantity standard for off-street parking areas. The maximum
quantity standard for off-street parking is provided in Table 18.765.2. This standard is not eligible
for adjustment through the review process provided in Subsection 18.620.040.C.4 or elsewhere in
this title. There is no minimum or maximum quantity standard for off-street loading areas.
2. Size. Each off-street parking space shall be a minimum of 7.5 feet in width and 17.5 feet in
length.
3. Location. Off-street parking and loading areas, except those within parking structures, shall be
located behind a building or at least 35 feet away from all street property lines. For purposes of
this chapter, a parking structure includes an individual garage associated with a residential use.
4. Screening. Off-street parking and loading areas not located behind a building, except those within
parking structures, shall be screened as required by Subsection 18.620.070.F.43.
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5. Landscaping. Off-street parking areas with more than 10 spaces, except those that are covered or
within parking structures, are subject to the following standards as shown in Figure 18.620.2
below:
a. One landscaped island with a tree shall be provided at the end of each row of parking and at
least every 5 spaces within each row of parking. A landscaped area that runs the entire length
of a row of parking may be provided instead of the required landscaped islands but shall
contain at least the same number of trees as the islands.
b. All required landscaped areas shall be a minimum of 90 square feet in size for single-loaded
parking rows or 180 square feet for double-loaded parking rows. No dimension shall be less
than 5 feet as measured from the inside of any proposed curb.
c. All required landscaped areas shall be protected from vehicle overhang through the use of
wheel stops.
d. All required and proposed trees shall have a minimum caliper of 1-1/2 inches at the time of
planting and meet the standards in Section 13 Part 2 and Appendix 3 of the Tigard Urban
Forestry Manual for soil volume and species. All required trees shall be maintained in good
health and be replaced as needed to meet the parking area landscaping standards into
perpetuity.
e. A required landscaped area may be used to meet the city’s stormwater standards.
Figure 18.620.2 Parking Area Landscaping Standards
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6. Vertical Clearance. Off-street parking areas shall have a minimum vertical clearance of 7 feet.
Off-street loading areas shall have a minimum vertical clearance of 15 feet.
7. Circulation. Off-street parking and loading areas shall be designed to prevent vehicles from
backing into the street unless approved by the City Engineer.
8. Surface Material. Off-street parking areas, except those that are covered or within parking
structures, may be paved, graveled, or utilize a turf grid or open joint pavers. Covered or
structured off-street parking areas and all off-street loading areas shall be paved.
E. Bicycle Parking.
1. Quantity. The minimum quantity standard for public bicycle parking is provided in Table
18.620.8 below. There is no maximum quantity standard for public bicycle parking. Public
bicycle parking is defined as bicycle racks or lockers that are available for use by members of the
public, including but not limited to visitors, employees, and residents. There is no minimum or
maximum quantity standard for private bicycle parking, but the provision of private bicycle
parking is encouraged for employees and residents.
Table 18.620.8 Minimum Number of Public Bicycle Parking Spaces
Proposed Development Minimum Number of Spaces
Residential development that is not
mixed-use and has more than 84 units.
4 spaces per every 120 linear feet of street frontage
Non-residential and mixed-use
developments.
6 spaces per every 120 linear feet of street frontage
2. Size and Design. Bicycle parking spaces shall be a minimum of 2 feet in width and 6 feet in
length. Bicycle racks shall be designed to allow a bicycle frame to lock to it at two points of
contact.
3. Location. Bicycle parking spaces shall be visible to pedestrians on the sidewalk in front of the
proposed development. They shall be located in front of or to the side of the building. They may
be located in the public right-of-way with the approval of the City Engineer. Their location shall
not conflict with the use and maintenance of any utilities, service areas, off-street vehicle parking
and loading areas, driveways, or transportation facilities.
F. Retaining Walls, Fences, and Street Screens.
1. Retaining walls within 12 feet of any street property line shall not exceed 4 feet in height at any
point within 12 feet of any street property line unless approved through the adjustment process as
provided in Subsection 18.620.040.C.4.
2. Fences and walls along street and interior property lines are allowed but not required. Fences and
walls within 12 feet of any street property line shall not exceed 3 feet in height within 12 feet of
any street property line., and
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3. Unfinished concrete blocks with any one dimension equal to or greater than 16 inches and
chain link fencing are prohibited within 12 feet of any street property line. chain link fencing
within 12 feet of any street property line is prohibited.
34. Street screens are required to screen off-street parking and loading areas, service areas, and
utilities from the street. Utilities and service areas include, but are not limited to, waste and
recycling areas, transformers, utility vaults, and mechanical equipment. Street screens shall meet
the following standards:
a. A street screen shall be a wall, fence, or combination thereof. It shall be opaque and
permanent and located within 5 feet of the area to be screened. Chain link fencing is
prohibited.
b. If the area to be screened is an off-street parking area, the street screen shall be between 4 and
6 feet in height. If the area to be screened is an off-street loading area, service area, or utility,
the street screen shall be between 4 and 8 feet in height.
c. A street screen is not required where it would obstruct vehicle or pedestrian access.
d. A street screen may not be more than 12 feet in length where located within 35 feet of any
street property line unless approved through the adjustment process as provided in Section
18.620.040.C.4.
G. Driveways.
1. Quantity. Driveways on all streets are subject to the standards in Table 18.620.9 below, except for
driveways on Dartmouth Street, 72nd Avenue, and Pacific Highway. Driveways on these streets
are subject to the access management standards in Chapter 18.705.
Table 18.620.9 Maximum Number of Driveways
Development Site Maximum Number of
Driveways
For each street frontage less than or equal to 300 feet in length 1 per frontage
For each street frontage more than 300 feet in length 1 per every 200 feet of
frontage
2. Size. Driveways for all uses, other than single-family residential uses, shall be 20 feet or less in
width on all streets, except for driveways on Dartmouth Street, 72nd Avenue, and Pacific
Highway. Driveways on these streets shall only be as wide as needed for safety and are subject to
the access management standards in Subsection 18.705.030.H. Driveways for attached or
detached single-family residential uses shall be 10 feet or less in width. Driveway width
measurements do not include driveway wings.
3. Location. Driveways shall be located as far apart from each other as practicable except where
shared. Driveways near street intersections shall be located as from the intersection as practicable.
Driveways are not permitted to be located in the influence area of any intersection with
Dartmouth Street, 72nd Avenue, or Pacific Highway and are subject to the access management
standards in Subsection 18.705.030.H.
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4. Sight Distance. Driveways shall have adequate sight distance for safety. A sight distance analysis
is required for proposed driveways or existing driveways on sites where development is proposed.
The City Engineer shall specify the technical information that must be included in the analysis.
5. Shared driveways between adjacent developments shall be required where practicable and
maintained into perpetuity with a recorded joint access agreement, contract, or other legally
binding document.
H. District Trees.
1. District trees are Oregon white oaks located throughout the TMU Zone in or adjacent to exi sting
and future public rights-of-way. The director shall maintain an inventory and map of district trees.
2. If a district tree is removed, as provided below, or found to be in the public right -of-way, the
director shall delete the tree from the district tree inventory and map. District trees deleted from
the inventory and map for being in the right-of-way shall be regulated as street trees. Street trees
are subject to the regulations provisions in Subsection 18.620.090.C.4.b.
3. District trees shall be preserved but may be removed in the following circumstances:
a. The applicant has submitted an Adjustment application as provided in Subsection
18.620.040.C.4 and has obtained the necessary land use approval and tree removal permit.
Tree replacement is not required.
b. The applicant has submitted a report from a certified arborist that demonstrates that the tree
meets one of the criteria for removal in Section 7 Part 1.B.1, 2, 3, 5 or 10 of the Tigard Urban
Forestry Manual for a dead, dying, or hazardous tree and has obtained the necessary tree
removal permit. Tree replacement is not required.
4. Development adjacent to district trees is subject to the following standards:
a. The district tree preservation area shall extend 15 feet beyond the drip line of the tree.
b. Pedestrian facilities are allowed within the tree preservation area.
c. Buildings, driveways, and off-street vehicle parking and loading areas are not allowed within
the tree preservation area.
d. Tree protection measures shall be in place during any ground disturbance work. Tree
protection measures shall consist of a 5-feet metal fence placed on the perimeter of the tree
preservation area.
18.620.080 Building Design Standards
A. Purpose. The purpose of these standards is to create safe, comfortable, and attractive streetscapes for
pedestrians and support small-scale incremental development. In keeping with the stated purpose of
this section, building design standards do not apply to street property lines along Interstate 5 and
Highway 217.
B. Building Height. The maximum allowed building height is 6 stories, except for properties shown on
Map 18.620.A that have a maximum allowed building height of 4 stories. Basements, as defined in
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Chapter 18.120, are not considered stories for purposes of meeting this standard. The height standard
for each type of story is provided in Table 18.620.10 below. The height of a story is measured from
finished floor to finished ceiling. Vertical building projections not used for human habitation such as
chimneys, flag poles, and elevator shaft housings are exempt from the building height standards of
this chapter, expect for wireless communication facilities which are subject to the standards in
Chapter 18.798.
Table 18.620.10 Height by Type of Story
Type of Story Height
Ground story 12 feet (min.) and 25 feet (max.)
Middle stories 14 feet (max.)
Top story 18 feet (max.)
C. Building Entry. Building entries shall be located on street-facing building façades as follows:
1. Quantity. A minimum of one building entry shall be provided for:
a. (1) Every 80 feet of building façade, and
b. (2) Every individual residence or tenant space with a street-facing façade that is not provided
with a shared street-facing entry.
Buildings that front onto two or more streets shall meet this requirement on at least one façade,
but they are exempt from this requirement on the remaining façades where the façades are less
than 50 feet in width.
2. Location. The maximum setback for a required building entry is 20 feet from the street property
line. A required building entry shall be at an angle that is no more than 45 degrees from the street,
except for entries to individual residences. Entries to individual residences that open onto a porch
or stoop shall be at an angle that is no more than 90 degrees from the street.
3. Grade. A required entry shall be no more than 1 feet above or below the grade of the adjacent
sidewalk, except for entries to individual residences. There is no grade requirement for entries to
individual residences.
4. Weather Protection. A required building entry shall be covered, recessed, or treated with a
permanent architectural feature that provides weather protection. The required weather protection
shall be a minimum of the width of at least as wide as the entry, a maximum of 6 feet above the
entry, and a minimum of 3 feet in depth. The required weather protection may project into the
minimum building setback and public right-of-way as allowed by Subsection 18.620.080.D.2
below.
D. Building Projections. Building projections are allowed as follows:
1. Architectural elements such as eaves, cornices, and bay windows may project into the minimum
building setback as shown in Figure 18.620.3 below.
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2. Balconies or weather protection for balconies, building entries, or along building façades may
project into the minimum building setback and public right -of-way. Elements in the right-of-way
shall project a maximum of 4 feet and have a minimum vertical clearance of 10 feet from
sidewalk grade as shown in Figure 18.620.3 below.
3. Signs may project into the minimum building setback and public right-of-way subject to the
standards in Chapter 18.780.
Figure 18.620.3 Building Projection Standards [Insert Graphic]
E. Building Façade Windows. Building façade windows are required as follows:
1. Windows are required on all street-facing façades within 35 feet of any street property line and
are subject to the window area standards in Table 18.620.11 below and as shown in Figure
18.620.43. below. Street-facing façades that contain vehicle parking, such as parking structures or
individual residential garages, do not have to provide windows but shall provide façade openings
that meet the minimum required window area in Table 18.620.11 below. If required façade
openings contain glass, they shall meet the standards in Subsection E.3 below. If required façade
openings do not contain glass, they may contain architectural elements that are no more than 30%
sight-obscuring.
a. Street-facing façades that contain vehicle parking, such as parking structures , do not have
to provide windows but shall provide façade openings that meet the minimum required
window area in Table 18.620.11 below. If required façade openings contain glass, they
shall meet the standards in Subsection E.3 below. If required façade openings do not
contain glass, they may contain architectural elements that are no more than 30% sight-
obscuring.
Table 18.620.11 Minimum Window Area
Type of Story and Use Minimum Window Area
Ground Story: Mixed-Use and Non-Residential 50% of façade
Upper Stories: Mixed-Use and Non-Residential 30% of façade
Ground Story: Residential Only 30% of facade
Upper Stories: Residential Only (Does not apply to
stories with sloped roofs or dormers) 15% of façade
2. Window area is the aggregate area of the glass within each window measured around the visible
perimeter of each window, including the outer window frame and any interior grids, mullions, or
transoms. Façade area is the aggregate area of each street-facing vertical wall plane. Ground story
façades are measured from finished floor to finished ceiling. Upper story façades are measured
from the finished ceiling of the ground story to the top plate or roof eave.
3. Required windows shall be clear glass and not mirrored, frosted, or reflective. Clear glass within
doors may be counted toward meeting the window coverage standard.
Figure 18.620.4 Window Area Standards for Street-Facing Building Facades [Insert Graphic]
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18.620.090 Transportation Facility Standards
A. Purpose. The purpose of these standards and procedures is to create safe, comfortable, and attractive
streetscapes for pedestrians, improve connectivity for all modes of travel, and remove barriers for
small-scale incremental development.
B. General Provisions. This section contains the standards and procedures for improvements to public
transportation facilities for all property located in the Tigard Triangle Plan District, including specific
standards for vehicle, pedestrian, bicycle, and transit facilities. The terms “transportation facilities”
and “transportation improvements” generally include those facilities, or improvements to those
facilities, that accommodate all modes of travel that are usually located in public rights-of-way, also
commonly referred to as streets. “Frontage improvements” are transportation improvements
immediately adjacent to a proposed development’s street frontage. “Off-site improvements” are
transportation improvements not adjacent to a proposed development’s street frontage.
C. Transportation Facility Standards.
1. General Standards
a. All transportation and associated utility improvements to be placed in a public right-of-way
or public access easement shall:
i. Meet the design standards of the city including but not limited to location, grade, width,
materials, lighting, signage, and number and type of individual street elements as
provided in this chapter, Chapter 18.810, and the Public Works Design Manual; and
ii. Tie into existing transportation and associated utility improvements; and
iii. Be reviewed and approved through the city’s public facilities permitting process,
including but not limited to the requirements in Subsection 18.810.030.S and Sections
18.810.130 – 200; and
iv. Obtain all necessary approvals and permits from other applicable road authorities if the
right-of-way to be improved is not under the city’s jurisdiction.
b. Right-of-way shall be dedicated to the public for transportation purposes. Additional right-of-
way dedication may be required at intersections for needed improvements identified by a
transportation impact study or applicable road authority.
c. Partial transportation improvements, also called half-street improvements, resulting in other
than full improvements on both sides of the street are generally not acceptable. Partial
transportation improvements may be approved where the city finds that it will be possible for
the adjoining property to dedicate and improve the remainder of the street when it develops.
2. Intersection Design and Spacing
a. Streets shall generally intersect at right angles (90 degrees). Angles of less than 75 degrees
shall not be permitted unless approved by the City Engineer. Streets shall generally intersect
so that centerlines are not offset.
b. Intersections shall have curb extensions to reduce pedestrian crossing distances, except on
Chapter 18.620 (Underline/Strikeout Copy) Proposed Code Amendments
June 19, 2017 Page 25 of 30
streets that do not have dedicated on-street parking lanes.
c. Street connections are subject to the intersection spacing standards in Table 18.620.12 below.
Table 18.620.12 Minimum Distance Between Street Intersections
Street Minimum Distance Between
Street Intersections
72nd Avenue and Pacific Highway 600 feet
Dartmouth Street 200 feet
All Other Streets 125 feet
d. Clear vision standards in Chapter 18.795 do not apply to street intersections in the TMU Zone.
3. Transportation Network Connectivity
a. Transportation improvements shall conform to Map 18.620.B Transportation Network Map.
Alleys are encouraged but not required. Private streets are prohibited.
b. Block perimeters shall be 2,000 feet or less. If this standard cannot be met due to
topographical constraints, protected natural resource areas, or existing development patterns,
a bicycle and pedestrian connection shall be required by Subsection 3.c.i below.
c. Bicycle and pedestrian connections include off-street trails and paths as defined in Subsection
18.620.090.C.4.d.i. Bicycle and pedestrian connections shall be provided as required below.
i. Where the intersection spacing or block perimeter standards cannot be met, a bicycle and
pedestrian connection shall be provided every 330 feet or less.
ii. Where addition of a connection would reduce walking distance by at least 300 feet to an
existing transit stop, planned transit route, school, or park.
iii. Where addition of a connection would provide a midblock connection between a block
face that exceeds 800 feet or would link the end of a turnaround with a nearby street.
d. Streets shall be extended to the boundary lines of the proposed development where necessary
to give access to or allow for future development of adjoining properties.
i. Any required or proposed new streets through or along the boundary of the proposed
development shall be accompanied by a future street plan. The future street plan shall
show that is feasible to extend all required or proposed new streets onto adjoining
properties to the satisfaction of the City Engineer.
ii. Temporary turnarounds shall be constructed for street stubs in excess of 150 feet in
length. Drainage facilities shall be constructed to properly manage stormwater runoff
from temporary turnarounds.
iii. Street stubs to adjoining properties shall not be considered turnarounds, unless required
and designed as turnarounds, since they are intended to continue as through streets when
Chapter 18.620 (Underline/Strikeout Copy) Proposed Code Amendments
June 19, 2017 Page 26 of 30
adjoining properties develop.
iv. Reserve strips may be required in order to ensure the eventual continuation or completion
of a street.
e. Permanent turnarounds shall only be provided when Permanent dead end streets are not
allowed except where no opportunity exists for creating a through street connection. The lack
of present ownership or control over abutting property shall not be grounds for construction
of a turnaround. Permanent turnarounds shall be no more than 200 feet in length, shall not
provide access to greater than 20 units, Dead end streets shall meet all fire code access
requirements and shall only be used where topographical constraints, protected natural
resource areas, existing development patterns, or strict adherence to other city requirements
precludes a future street connection. extension. The lack of present ownership or control
over abutting property shall not be grounds for a dead end street.
4. Transportation Facility Design
a. Street Design. All streets are subject to the design standards in Table 18.620.13 below and as
shown in Figure 18.620.5, except for Dartmouth Street, 72nd Avenue, and Pacific Highway
which are subject to the design standards in Chapter 18.810.
Table 18.620.13 Street Elements and Widths
Street Element Width Notes
Maximum Right-of-Way
(without bike lanes) 64’ Any turn lanes required by the City Engineer shall
be accommodated in the on-street parking lane.
Maximum Right-of-Way
(with bike lanes)
70’ – 76’ Any turn lanes required by the City Engineer shall
be accommodated in the on-street parking lane.
Bike lanes are required on specific streets. See
Map 18.620.B for bike lane locations. Bike lanes
are 6’ in width and usually, but not always,
located on both sides of the street.
Vehicle Lane 10’ One travel lane in each direction is required. The
need for a center lane is determined by the City
Engineer.
On-Street Parking Lane 8’ Parking on both sides of the street is required
along the full length of each block face unless
otherwise approved by the City Engineer for
access, sight distance, stormwater facilities, bus
stops, right turn lanes, or other need as identified
by the City Engineer.
Sidewalk Corridor 14’ Sidewalk corridors are required on both sides of
the street. Each corridor shall include a sidewalk,
landscape strip or tree well, and a 6” curb.
Minimum sidewalk width is 6’
Chapter 18.620 (Underline/Strikeout Copy) Proposed Code Amendments
June 19, 2017 Page 27 of 30
Minimum landscape strip width is 5’
Minimum tree well dimensions are 5’ x 14’
Landscape strips, if proposed, shall be designed as
stormwater facilities. Tree wells may be designed
as stormwater facilities. See below for additional
standards on stormwater facilities and street trees.
Curb extensions shall be included at all
intersections.
Figure 18.620.5 Street Elements and Widths
b. Street Trees
i. Street trees shall meet the standards in Section 2, Section 12, and Appendix 2 of the
Tigard Urban Forestry Manual for tree size, spacing, maintenance, soil volume, and
species. If tree wells are used, paving stones or Belgian blocks shall be used to protect
tree roots in lieu of metal or rubber grating.
ii. Street tree removal is subject to the city’s tree removal permit process and the standards
in Section 3 of the Tigard Urban Forestry Manual.
iii. Any Oregon white oak initially identified as a district tree, as defined in Subsection
18.620.070.H, that is considered a street tree due to its location in the public right-of-way
shall be regulated as a street tree and preserved where practicable.
c. Stormwater Facilities
i. Stormwater facilities for managing stormwater runoff from transportation facilities shall
meet all applicable Clean Water Services and City of Tigard standards.
Chapter 18.620 (Underline/Strikeout Copy) Proposed Code Amendments
June 19, 2017 Page 28 of 30
ii. Above-ground vegetated water quality facilities shall be required wherever practicable.
iii. Water quality facilities may be located in an on-street parking lane in lieu of on-street
parking or in the landscape strip or tree well area of the sidewalk corridor.
iv. All stormwater facilities in the public right -of-way shall be approved by the City
Engineer.
d. Pedestrian Facilities
i. Pedestrian facilities include sidewalks, trails, and paths. Definitions for these facilities are
as follows:
Sidewalks are paved on-street transportation facilities for pedestrians.
Trails are paved off-street transportation facilities for pedestrians and bicyclists that
span multiple developments, lots, or blocks. They are often located next to other
linear corridors such as streams, highways, or rail lines and allow users to travel
greater distances than paths. Recreational trails are recreational facilities that may or
may not be paved and are often located within parks or natural areas.
Paths are paved off-street transportation facilities for pedestrians and bicyclists that
provide connections through or between developments within a single block or for
short distances.
ii. Sidewalks, trails, and paths shall conform to the standards of this section and applicable
federal and state accessibility requirements. sections of the Americans with Disabilities
Act (ADA).
iii. Sidewalks, trails, and paths shall generally be located within the public right-of-way.
They may be located outside of the public right-of-way within a public access easement
with approval by the City Engineer.
iv. Sidewalks shall have a minimum unobstructed width of 6 feet for pedestrian through-
travel. Any sidewalk area outside of the required through-travel area may be used for
commercial purposes by adjacent development or may contain pedestrian amenities, such
as street furniture, bicycle parking, trash cans, and drinking fountains. Use of this area for
commercial purposes includes, but is not limited to: customer seating, merchandise
display, and A-frame signage. Use of this area for commercial purposes is at the sole
discretion of the City Engineer and may not include any permanent structures or utilities
unless expressly approved by the City Engineer.
v. Trails shall have a minimum right-of-way width of 15 feet and a minimum improved
surface width of 10 feet. Trail widths may be reduced where constrained by existing
development, protected natural resource areas, or topography as determined by the City
Engineer.
vi. Paths shall have a minimum right-of-way width of 12 feet and a minimum improved
surface width of 8 feet. Path widths may be reduced where constrained by existing
development, protected natural resource areas, or topography as determined by the City
Engineer. Paths shall be located to provide a reasonably direct connection between likely
pedestrian destinations.
Chapter 18.620 (Underline/Strikeout Copy) Proposed Code Amendments
June 19, 2017 Page 29 of 30
e. Bicycle Facilities
i. Bicycle facilities include bicycle parking, on-street shared lanes, on-street bike lanes,
trails, and paths. Trails and paths are defined in Subsection 4.d.i above.
ii. Bicycle facility improvements include, but are not limited to: bicycle racks, signage,
pavement markings, intersection treatments, traffic calming, and traffic diversion.
f. Transit Facilities
i. Transit facilities include transit stops, transit shelters, transfer stations, and other related
public transit facilities.
ii. Transit facility improvements include, but are not limited to: benches, signage, shelters,
bus turnouts, curb extensions, pedestrian crossings, and pedestrian lighting.
iii. Factors that determine the level of transit improvements needed include, but are not
limited to: street classification, existing and planned level of transit service on adjacent
streets, block length, proximity of major pedestrian destinations, existing and estimated
ridership, and estimated transit needs of the proposed development.
iv. Transit facilities shall conform to current TriMet standards with final approval by the
City Engineer.
D. Fee in Lieu of Construction (FILOC).
If improvements to public transportation facilities are required by Subsection 18.620.040.B.2.b, the
applicant may request to pay a fee in lieu of constructing the required improvements. The provisions
of this subsection do not allow the applicant to a pay a fee in lieu of dedicating any needed public
right-of-way.
1. FILOC Review Criteria
The city may accept a fee in lieu of constructing the required improvements when one or more of
the following conditions exist.
a. The city is actively in the process of studying or developing new design standards for one or
more of the streets on which the proposed development has frontage.
b. Required improvements are not feasible due to the location of existing development or
frontage improvements.
c. Required improvements are not feasible due to the inability to achieve proper design and
safety standards.
d. Required improvements are part of a larger approved capital improvement project that is
listed as a funded project in a local or regional Capital Improvement Program (CIP) and is
scheduled for construction within 5 years of the city’s approval of the proposed development.
2. FILOC Findings
Chapter 18.620 (Underline/Strikeout Copy) Proposed Code Amendments
June 19, 2017 Page 30 of 30
If the City Engineer determines that a fee in lieu of construction satisfies one of the criteria in
Subsection D.1 above, the city will accept a fee upon the City Engineer finding that deferring
construction of required improvements will not result in any of the following.
a. Safety hazards as determined by the City Engineer.
b. New and significant street drainage issues as determined by the City Engineer.
If the City Engineer cannot make such findings, then the city shall not accept a fee and shall
require construction of the required improvements.
3. FILOC Fees
If the City Engineer determines that required improvements are eligible for FILOC, the applicant
shall pay the fee in lieu of constructing the required improvements unless the city determines that
the fee is not roughly proportional to the number of new trips estimated to be generated by the
proposed development. The City Engineer will determine the fee based upon an estimate to
construct the required improvements using the average cost of the most recent capital
improvement project itemized bid prices. The applicant shall pay the fee to the city prior to the
issuance of any development permits.
a. If full transportation facility improvements have been assessed with previous development(s)
on the site and the proposed development has additional impacts, the city may only assess
additional FILOC fees when there has been a change to the city’s street design standards.
b. If partial transportation facility improvements have been assessed with previous
development(s) on the site and the proposed development has additional impacts, the city
ma y assess additional FILOC fees for the balance of the improvements.
c. If the applicant pays a fee in lieu of constructing the required and is issued a development
permit by the city but does not develop as planned, the applicant may request a refund of t he
FILOC fee within 3 years of payment. Any refunds are subject to the approval of the City
Engineer.
4. FILOC Program Administration
Fees collected by the city may be used to construct public transportation facilities or to leverage
additional grant money for larger transportation projects. An accounting of fees collected and
expended will be made available by the city to the public on an annual basis at the end of the
fiscal year. Expenditure of fees is subject to the following:
a. Fees shall be used for construction of public transportation facilities that benefit the
development sites that paid the fees.
18.620.100 Sign Standards
A. Signs in the TMU Zone are subject to the standards and procedures in Chapter 18.780 and shall
utilize the MU-CBD sign standards in Subsection 18.780.130.C.
ATTACHMENT 3
Comparison of Proposed and Existing Zone Boundaries and Land Uses
(Map and tables show differences between proposed and existing zoning)
MAP 1: Comparison of Proposed and Existing Zone Boundaries
TABLE 1: Comparison of Proposed TMU Zone and Existing MUE Zone Land Uses
Proposed Permitted Land Uses
in TMU Zone MUE Zone
Land Use Type Land Use Category (NCP = No Change Proposed)
Civic Use Colleges Conditional
Community Recreation Conditional
Cultural Institutions NCP
Day Care NCP
Emergency Services NCP
Medical Centers Conditional
Postal Service NCP
Religious Institutions NCP
Schools Conditional
Social/Fraternal Clubs/Lodges NCP
Commercial Bulk Sales NCP
Commercial Lodging NCP
Custom Arts and Crafts Prohibited
Eating and Drinking Establishments NCP
Indoor Entertainment NCP
Office NCP
Personal Services NCP
Repair-Oriented Retail NCP
Industrial Railroad Yards NCP
Research and Development Restricted
Other Transportation/Utility Corridors NCP
Residential Group Living Prohibited
Household Living (all types) Restricted
Transitional Housing Prohibited
Proposed Restricted Land Uses
in TMU Zone MUE Zone
Land Use Type Land Use Category (NCP = No Change Proposed)
Commercial Non-Accessory Parking Permitted
Sales-Oriented Retail Permitted
Industrial General Industrial Prohibited
Light Industrial NCP
Other Wireless Communication Facilities NCP
Proposed Conditional Land Uses
in TMU Zone MUE Zone
Land Use Type Land Use Category (NCP = No Change Proposed)
Civic Use Basic Utilities
(Defined in Subsection 18.130.050.A)
NCP
Proposed Prohibited Land Uses
in TMU Zone MUE Zone
Land Use Type Land Use Category (NCP = No Change Proposed)
Commercial Adult Entertainment NCP
Animal-Related Commercial Permitted
Major Event Entertainment NCP
Marijuana Commercial Facility NCP
Motor Vehicle Sales/Rental NCP
Motor Vehicle Servicing/Repair Restricted
Outdoor Entertainment NCP
Outdoor Sales NCP
Self-Service Storage NCP
Vehicle Fuel Sales NCP
Industrial Heavy Industrial NCP
Industrial Services NCP
Marijuana Industrial Facility NCP
Warehouse/Freight Movement Restricted
Waste-Related NCP
Wholesale Sales NCP
Other Agriculture/Horticulture NCP
Cemeteries NCP
Detention Facilities NCP
Heliports NCP
Mining NCP
TABLE 2: Comparison of Proposed TMU Zone and Existing C-G Zone Land Uses
Proposed Permitted Land Uses
in TMU Zone C-G Zone
Land Use Type Land Use Category (NCP = No Change Proposed)
Civic Use Colleges Prohibited
Community Recreation Prohibited
Cultural Institutions NCP
Day Care NCP
Emergency Services NCP
Medical Centers Conditional
Postal Service NCP
Religious Institutions NCP
Schools Prohibited
Social/Fraternal Clubs/Lodges NCP
Commercial Bulk Sales NCP
Commercial Lodging NCP
Custom Arts and Crafts Prohibited
Eating and Drinking Establishments NCP
Indoor Entertainment NCP
Office NCP
Personal Services NCP
Repair-Oriented Retail NCP
Industrial Railroad Yards Prohibited
Research and Development Prohibited
Other Transportation/Utility Corridors NCP
Residential Group Living Conditional
Household Living (all types) Restricted
Transitional Housing Conditional
Proposed Restricted Land Uses
in TMU Zone C-G Zone
Land Use Type Land Use Category (NCP = No Change Proposed)
Commercial Non-Accessory Parking Permitted
Sales-Oriented Retail Permitted
Industrial General Industrial Prohibited
Light Industrial Prohibited
Other Wireless Communication Facilities Permitted
Proposed Conditional Land Uses
in TMU Zone C-G Zone
Land Use Type Land Use Category (NCP = No Change Proposed)
Civic Use Basic Utilities
(Defined in Subsection 18.130.050.A)
NCP
Proposed Prohibited Land Uses
in TMU Zone C-G Zone
Land Use Type Land Use Category (NCP = No Change Proposed)
Commercial Adult Entertainment Conditional
Animal-Related Commercial NCP
Major Event Entertainment Conditional
Marijuana Commercial Facility NCP
Motor Vehicle Sales/Rental Permitted/Conditional
Motor Vehicle Servicing/Repair Permitted/Conditional
Outdoor Entertainment Permitted
Outdoor Sales Permitted
Self-Service Storage Conditional
Vehicle Fuel Sales Conditional
Industrial Heavy Industrial NCP
Industrial Services NCP
Marijuana Industrial Facility NCP
Warehouse/Freight Movement NCP
Waste-Related NCP
Wholesale Sales NCP
Other Agriculture/Horticulture NCP
Cemeteries NCP
Detention Facilities Conditional
Heliports Conditional
Mining NCP
ATTACHMENT 4
Public Comments
June 7, 2017
Susan Shanks, Senior Planner
City of Tigard
13125 SW Hall Blvd
Tigard, OR 97223
Subject: Tigard Triangle Lean Code Recommendations
Dear Susan:
Thank you again for meeting with us last week and extending an invitiation to
comment on the draft ‘Lean Code’ for the Tigard Triangle. As promised here are
some suggestions for ways to amend the draft. Greg Mitchell of LRS Architects
provided support in developing these recommendations. The proposed
amendments will benefit property owners that have invested time and capital to
assemble land for redevelopment.
Attached is a conceptual design for an office building on the Dartmouth Block that is
similar in scale to the project the City approved a decade ago. Also attached is a
multi-family housing concept plan for the Dartmouth Block. We have concerns with
specific sections of the proposed code as they relate to these two redevelopment
options, which we believe exemplify the development goals for the district. We
would like to see the code allow developments like these to proceed without having
to go through a Type 2 adjustment process.
Property owners that assemble large holdings, or those that own property that
borders on two streets with the same orientation (i.e. north south streets) will have
a difficult time designing a product that works in the current market and will
accommodate future development phases. This is especially true for development
programs that require sufficient surface parking today that can be repurposed in the
future when the need for parking is diminished. That will happen as the district
becomes a mature, walkable, transit district but that is not the present condition.
The following recommendations are intended to let development proceed today
with an eye toward that future condition and a program for conversion of the
development pattern.
Parking
1. The proposed setback requirement for surface parking in the Triangle is
more restrictive than in the Tigard CBD district (compare draft Lean Code
Figure 18.620.1 and TDC 18.610.B.2). We think that in this regard the two
districts should be regulated the same and suggest that the City adopt a 10’
setback in the Triangle. Visual screening using enhance landscaping and/or
and architectural element, like a low wall, would be set at a min. of 5’ from
property lines. This is a common buffering standard.
2. If the standard parking setback is greater than 10’, then include an allowed
deviation for a 10’ surface-parking setback on a lot that fronts two streets
oriented in the same direction and on corner lots. This would avoid the need
for a Type 2 adjustment and the delay that could occur if appealed.
Building Standards
1. Alter map 18.620.A to show the blocks where buildings may be six stories.
Limit those to blocks that are in proximity (e.g. within 1000’) of a planned
transit station or some other clear and objective standard. The balance of the
district would be subject to a 4-story limit. Include an allowed deviation in
height for development sites greater than 2-acres where the buildings are
designed to step down in height to four stories within 150’ of the property
edge.
2. We are concerned that building entrances on SW Dartmouth Street, which
does not allow on-street parking, will not serve pedestrian needs. Exempt
buildings that face SW Dartmouth from secondary entrance requirements.
3. Increase the requirement for secondary building entrances on buildings with
frontage on a secondary (non-primary) street from 50’ to 100’.
Site Development Standards
1. Include a deviation from the site design standards for projects on sites
greater than 2-acres when the application is accompanied by a “future
development phase” plan that demonstrates future compliance with building
and parking setbacks under a planned development phase. The intent is not
to approve a specific phased development program for the site but only to
demonstrate that the development program can be expanded to meet site
development standards. An example phased development concept plan is
attached for reference.
Adjustment Process
1. The adjustment process as currently written could be interpreted to require
that every requested adjustment meet all the criteria outlined in
18.620.040.C.4. We suggest the text be revised to read:
c. An ADJ application shall be approved when all of the following applicable
land use approval criteria have been met for each requested adjustment:
2. Add an approval criterion that allows for deviation from site development
standards for sites greater than 2-acre in size when a phased development
plan shows that a future development phase will allow the site to meet site
design standards. See the attached phased development concept.
3. Add an approval criterion that allows for deviation from site development
standards for sites that front two streets.
Thank you for considering these recommendations. We look forward to working
cooperatively with the City during the adoption process.
Sincerely,
DJ Hefffernan
DHC Planning
c. Greg Mitchell
Greg Specht
Phased Development Concept Plan
1
Susan Shanks
From:Robinson, Michael C. (Perkins Coie) <MRobinson@perkinscoie.com>
Sent:Wednesday, June 07, 2017 9:01 AM
To:Susan Shanks; Gary Pagenstecher
Cc:ryan.schera@deacon.com; Robinson, Michael C. (Perkins Coie)
Subject:Lean Code
Susan, after you dropped off our call, we continued our discussion with Gary about vesting the second phase of the
pending SDR through substantial construction of the first phase. Unfortunately, TCDC 18.360.030.E. limits the Director’s
ability to do so by imposing a maximum 3 years for phased development. In light of this provision, would you consider
adding the following language to the Lean Code(it doesn’t add much weight)?
“Phased Projects with an approved Site Development Review application prior to the effective date of this
Chapter shall be allowed to be completed under the approval without respect to TCDC 18.360.030.E.”
The TCDC already allows projects in Washington Square to avoid the phasing requirement in TCDC 18.360.030.E. See
TCDC 18.630.020.C.
Thanks. Mike
Michael C. Robinson | Perkins Coie LLP
PARTNER
1120 N.W. Couch Street Tenth Floor
Portland, OR 97209-4128
D. +1.503.727.2264
C. +1.503.407.2578
F. +1.503.346.2264
E. MRobinson@perkinscoie.com
Selected as 2014 “Law Firm of the Year”
in Litigation ‐ Land Use & Zoning by
U.S. News – Best Lawyers® “Best Law Firms”
NOTICE: This communication may contain privileged or other confidential information. If you have received it in error, please advise the sender by reply email and
immediately delete the message and any attachments without copying or disclosing the contents. Thank you.
1
Susan Shanks
From:Trinh Tran <trinh.ng.tran@gmail.com>
Sent:Sunday, June 04, 2017 8:52 PM
To:Susan Shanks
Subject:Re: Tigard Triangle Lean Code -- Public Draft
Hi Susan,
Sorry it took a bit of time to get the comments back to you. I am working for WHPacific now so things have
been busy. Below are some issues the City might want to look into:
Trash can:
There are requirements for the location of the trash bins. They require a lot of wasted land to accommodate
once-a-week collection. Please look into Portland downtown to see if garbage trucks can park on the street to
collect garbage.
Traffic Impact Study:
I am confused after reading this section. This does not seem to be a lean code when it comes to “Trips
generation and new development that triggers traffic impact study.”
“If the TIS determines that transportation facility improvements are needed, the city will require construction of
improvements and dedication of right-of-way at the time of development pursuant to Subsection…”. This
sentence does not provide a lean code. It opens doors to many uncertainties because building to a maximum 4-6
levels will for sure trigger a Transportation Impact Study. The City would want people to build to the
maximum. However, developers would likely to build small if they have to do public improvements. As you
saw some of the cost/benefit analysis conducted in the past, it costs more to build big structures/buildings than
to make profit in the Triangle due to surrounding competitions and the lack of existing infrastructures in the
Triangle.
Food Carts:
Food carts are permitted, but outdoor sales are prohibited. How are these different? I am thinking to allow
artists or musicians to rent the outdoor spaces and provide entertainment (or sell art) on the weekends (summer
time) to uplift the Triangle atmosphere. Would this be allowed?
Access Width:
It’s clear that the access width is 20’ in most section, but section 18.620.040 2.C.ii indicates, “A minimum of 24
feet of pavement and horizontal clearance along each street frontage where access is taken…” I am a little
confused, is it 20’ or 24’ for access road?
70% Façade:
What happen if a narrow lot cannot provide a minimum 70% of façade while accommodating a 20’ access
drive, would the developer still be able to build? Would this be approved by the City through a special review?
(This does not apply to my site, but I think some lots in the triangle may not be able to provide 70% of façade.
2
Minimum Window Area:
I believe Oregon Building Code has specific window area requirements for setbacks. For zero setback, the walls
cannot have any window. For Table 18.620.11 Minimum Window Area, please double check to make sure to
avoid conflicts.
Thanks,
Trinh
On Thu, May 18, 2017 at 2:43 PM, Susan Shanks <SusanS@tigard-or.gov> wrote:
Greetings!
You are receiving this email because you have expressed interest in the Tigard Triangle Lean Code. A public
draft is available for review on the city’s website here: www.tigard-or.gov/tigardtriangle.
We will post a revised draft on June 12. The first public hearing on the draft code is before the Planning
Commission on June 19. A notice is attached for your convenience with hearing details. I encourage you to
contact me with questions or comments prior to the hearing. If you’d like to talk with me in person about the
draft code, I am holding drop-in office hours as follows:
Lean Code Office Hours (no appointment necessary)
Dates: May 23—June 1, 2017
Times: Tuesdays 1-3 pm, Wednesdays 4-6 pm, Thursdays 11 am-1 pm
Location: Tigard Permit Center at 13125 SW Hall Blvd
You are welcome to attend any of the public hearings on the draft code and provide comments directly to the
Planning Commission or City Council. We anticipate at least two hearings before the Planning Commission
followed by several hearings before the City Council, with adoption in August or September 2017. Assuming
the new code is adopted, the effective date may need to be delayed. The effective date will be contingent upon
adoption of new zoning (see Map 18.620.A in the draft code). This action requires the completion of a district-
wide traffic analysis, which is in progress.
Regards,
Susan P Shanks | Senior Planner
Community Development Department | City of Tigard
1
Susan Shanks
From:Calista Fitzgerald <oregonfitz@icloud.com>
Sent:Saturday, May 20, 2017 9:41 AM
To:Susan Shanks
Subject:Tigard Triangle Lean Code
Susan -
Thank you for sending the draft. Below are my comments/questions:
18.620.030 B 1 a. Does this need a reference to what part of Title 18 needs to be followed?
18.620.030 B 1 b. Does this need a reference to what part of Title 18 needs to be followed?
18.620.060 B 3. Why limit to only banks? What if a national pharmacy that has a drive thru?
18.620.060 C b. I do not find a standard on how gross sq ft needs to be calculated. Nothing in 18.120-
7. There are several interpreations of this - “sum of all area of building included within the outside faces
of its exterior walls” “ foot print of building to the exterior face of the building”. This should be
defined.
18.620.070 B 2. “if the building is not located on the property line, then it must be located at least 5 feet
away from the interior property line.” This is a planner desire. A structural engineer will determine
how far a proposed building will be from a interior property line (with an immediately adjacent
building). The distance from the property line is to allow for building movement during a seismic event.
18.620.070 C 1. Not clear if this is a square footage calculation or a liner calculation.
18.620.070 D 8. “Graved/turf grid”. This could be a potential issue. Can not maintain accessible
parking stripping on gravel or turf grid. Lean code is intended to encourage small development. Those
types of development are still required to meeting accessibility as adopted by the OSSC.
18.620.080 B. “height of story is measured from finished floor to finished ceiling” So I don’t have to
count the mechanical space above a dropped ceiling? But I would be penalized if the design was for a
open to structure ground floor?
18.620.080 E. 2. “Ground story facades are measured from finished floor to finished ceiling”. This
does not translate to a multistory building (finished floor - hard ceiling - mechanical space, plumbing
drops , electrical - structure). mechanical space can be several feet. Not likely all the MEP design will
be completed to have this determined when coming in for land use.
Thanks - Calista