03/07/2006 - Packet N Completeness
Review for Boards,
Commissions and
Committee Records
CITY OF TIGARD
Planned Unit Development Committee
Name of Board, Commission or Committee
;March 7,2006
Date of Meeting
To the best of my knowledge these documents are a complete copy of the official record.
C.L. Wiley
Print Name
Signatur
1/30/2013
Date
Planned Development Review Committee
Tuesday March 7, 2006
6:30 PM - 8:30 PM
Tigard Town Hall Room
13125 SW Hall Blvd.
Agenda
1. Welcome and Introductions 6:30-6:35
2. Discussion: Review Proposed Code Changes Before 6:35-8:15
Forwarding to Planning Commission and City Council
3. additional agenda Items 8:15-8:30
4. adjournment 8:30
Meeting Minutes, March 7, 2006
Planned Development Review Committee
PDR Members Present:Sue Beilke,Gretchen Buehner,John Frewing,Charles Schwarz,Dave Walsh
PDR Member Absent:Alice Ellis Gaut,Ron Ellis Gaut.Bill McMonagle
Staff Present: Tom Coffee,Dick Bewersdorff„Sean Farrelly,
1. Welcome and Introductions
The meeting was called to order at approximately 6:40 PM
2. Discussion Review Proposed Code Changes
Tom explained why this last minute meeting had been called-the Committee's
recommendations would be presented to workshop sessions of the Planning Commission on
March 20`h and the City Council on April 18`h. The City Council had requested to see the
draft recommendations. PC also wants an update, since it hadn't seen them recently. Tonight
the Committee can talk about their accomplishments and how they want to present their
recommendations to Planning Commission and City Council. The City Council will decide
on whether to proceed with the code amendment process.
Dave said that the Council wants some public benefit in PDs. Dave talked about the other
recommendations in the May memo that would require changes in the other parts of the
code (they wouldn't address tonight.)
Tom had previously commented to the Mayor that there could be a"quick fix." to PD's.
The Purpose statement could be made into approval criteria. It would require the PC to be
more aggressive. The Mayor wanted to see the PD committee recommendations.
Gretchen brought up that some of their recommendations, transitions,lot averaging could
also be used in the subdivision code.Tom said that one larger solution would be to require a
minimum of 20% open space for all subdivisions and PD.
John said that McMongale said that some developers are willing to do the right thing. The
revisions were meant to show developers good development. Coral Commons was a good
example. Sue said that some PDs have turned out better than what would have been allowed
under subdivisions.
Dave would welcome requiring 20%open space. Tom mentioned that this could bring up
Metro density issues and Measure 37.
Handouts were distributed for later review- the annotated copy of revisions, toolbox,memo
to Planning Commission,and Gary Firestone's opinion of his initial review of the PD
revisions.
Tom suggested they submit to PC and CC: Memo,"clean copy" recommendations with
toolbox, annotated recommendations and legal opinion as background info. The Committee
agreed.
PDR Minutes, March 7, 2006
Page 1
The Committee went through the May 12, 2005 memo and the Option 2 "clean copy",
checking off if they accomplished each recommendation (and what section it was located in.)
Gretchen volunteered to write a new memo that would summarize this for the Planning
Commission and City Council sessions.
The meeting was adjourned at approximately 8:20.
PDR Minutes, March 7, 2006
Page 2
Appendices
A. Option 2: Reorganize Chapter"Clean Copy"
B. Annotated Option 2
C. Draft Planning Commissioners'Toolbox
D. May 12, 2005 Memorandum to Planning Commission
E. Gary Firestone March 7,2006 e-mail. Initial comments on PD changes
F. John Frewing Match 8,2006 e-mail. Comments on "Clean copy"
Attachment 2
MEMORANDUM
TO: PLANNING COMMISSION
FROM: PLANNED DEVELOPMENT COMMITTEE
Memo drafted by Gretchen Buehner, member
DATE: 3/9/06
RE: DRAFT PLANNED DEVELOPMENT CODE
This memorandum updates the Planning Commission since our joint meeting in May, 2005. The
Planned Development Committee continued to meet over the summer and fall working on draft
code changes to implement the ideas discussed with the Commission, incorporating Commission
suggestions. Staff shortages delayed completion for several months. Below is a summary of
how the recommendations included in our 5/12/05 memorandum were translated into draft code
and/or what further study is needed. The Committee would like to recognize the high quality
work done by Morgan prior to his departure from the City in September, 2005.
1. CREATE A TOOLBOX. You have been provided with an updated draft of the Toolbox,
primarily created by Morgan. Work will continue to streamline it for distribution to developers
at the pre-application conference. Also see 18.350.050 E (c)(ii).
2. TRANSITION LOT SIZES. Done. A requirement regarding larger lots on the exterior of the
planned development is included inl8.350.050 C (1).
3. CONSISTENCY WITH SURROUNDING NEIGHBORHOOD. Done. See 2 above re buffer
lots. Also see 18.350.050 B (d)(e).
4. BURDEN OF DEVELOPER TO SHOW WHY PD IS A "BETTER" SOLUTION. Done.
See 18.350.010 A (2); 18.350.040 A (1); Toolbox.
5. SEPARATE CONCEPT FROM DETAIL PLAN. Done. See 18.350.040 A (4). (mis-
numbered as 5 in draft code). Clarification will continue give attorney comments.
6. MANDATORY OPEN SPACE REQUIREMENT. Done See 18.350.050 E (3) (n) and (o).
Some minor tweaking still needs to occur.
7. SUSTAINABLE DEVELOPMENT. Done. CWS provisions.
8. ENHANCE NEIGHBORHOOD MEETING PROCESS. More work needs to be done. More
structure needs to be provided to developers . One suggestion is that if the plan included in the
application differs substantially from that presented at the neighborhood meeting, developer be
required to send notice to all attendees at neighborhood meeting.
9. ADDITIONAL AMENITIES. Done. See Toolbox; 18.350.050.E (2)c)et.seq.
10. STANDARDS FOR WALKABLE NEIGHBORHOODS. See 18.350.050 (3)(j). More
review is needed.
11. DENSITY AS FUNCTION OF DESIGN EXCELLENCE. Done. See 18.350.050 E(2)(c).
12. RE ZONE TO REDUCE DENSITY AND DELETE UNBUILDABLE LAND SUCH AS
CWS FACILITIES FROM BUILDABLE LAND BEFORE DOING DENSITY
CALCULATION. Not done. Needs to be changed in Chapter 715. This seems to be a fairly
specific code standard that could be changed before completion of the comprehensive plan.
13. LIMIT DENSITY BONUSES. Done. See 18.350.050 E(2)c).
14. LIMIT DENSITY TRANSFERS. Not done. Can't be done in planned development code,
but see side recommendation 7 c from 5/05 memo. The committee is concerned that code
provisions not provide transfers for open space.
15. APPLICATION SHOULD ADDRESS CRITERIA SET FORTH IN TOOLBOX. As stated
above,the Toolbox will be streamlined to make it more user friendly. See 18.350.050 E(2) c)
(ii).
SIDE RECOMMENDATIONS.
1. FUNDING MECHANISM FOR OPEN SPACE ACQUISITION. Work in progress.
2. ESTABLISH OPEN SPACE NETWORK MASTER PLAN. Work in progress by parks
board.
3. TREE CODE REVISIONS. Not done. Some suggestions on current City Council list of
changes to be looked in near future.
4. STREET AND UTILITY IMPROVEMENT GUIDELINE CHANGES. Not done.
5. WORK WITH CWS TO LOOK AT LIMITED BUFFER USES AND OTHERS. Not done.
6. INCLUDE SUMMARY OF PLANNING COMMISSION DELIBERATIONS IN REPORT
TO COUNCIL (APPEALS). Not done.
7. OPEN SPACE ISSUES.
A. Review of acceptance of small parcels. Council is reviewing.
B. Policy of private vs. public open space ownership. Not done.
Page 2 - Planned Development Committee 3/9/05 Memo to Planning Commission
C. Zone for Open Space. Not done. There are questions regarding whether such a zone
would work and Measure 37 issues.
D. No density transfers for open space. See discussion in 14.
E. Open space types. Included in revised draft code. Committee recommends adding
this to subdivision code.
8. Reduce storm water runoff in PD's. There has been discussion of permeable surfaces
on private streets. Much more work needs to be done.
The following are a couple of personal comments, not discussed with the Committee. We
received city attorney Gary Firestone's memo at our last committee meeting, but did not review
it during the meeting.
In a quick review of his memo, I agree with his comment about the " PD overlay zone". This is
a policy issue which should be addressed to make the code less open to litigation.
I also understand is his concern about the "concept"plan issue. In theory, the developer brings a
concept plan to the pre-app conference. A form of concept plan is presented at the neighborhood
meeting. The application includes the detailed development plan. Should the application include
the concept plan presented at the pre app conference? A copy of the plan presented at the
neighborhood meeting would need to be included in the application to implement the notice
recommendation of notice mentioned in 8 above. This issue needs more work.
Page 3 - Planned Development Committee 3/9/05 Memo to Planning Commission
Attachment 3
OPTION 2 — Reorganize Chapter
Summary of Major Changes
Reorganization.
The chapter was reorganized to consolidate several sections, and create a logical progression of the
other sections. The committee expressed concern that in PD applications, there was not enough of a
distinction between the concept and detailed plan. Upon closer examination of the existing code text,
staff found that the code itself did not clearly distinguish the two parts of the process. Elements of
approval criteria were dispersed throughout the chapter, and applying the code to projects required a
bit of gymnastic talent. The code has been reorganized in a more progressive fashion, setting forth
the overall purpose, an outline of the process, miscellaneous procedural requirements, followed by
distinct sections for the three elements of the PD process: the overlay zone, the concept plan, and
the detailed plan.
Revised Purpose Statement.
The committee spent considerable time drafting an updated purpose statement to reflect current
trends in development and community desires. A greater balance between development
opportunities and contributions to the community assets was sought. Environmental considerations
were made more central to the purpose of the PD code.
Mandatory Open Space Requirement.
In addition to requiring a certain percentage of open space, the committee made deliberate
distinctions in the types of open space (minimal use, passive use recreation, and active use
recreation). Changes to the definition chapter were added.
Substantial Changes in the Approval Criteria for Detailed Development Plans.
This section was reworked to create consistency between the purpose statement and the review
criteria, as well as incorporate the recommendations of the committee.
Revised Ordering of the Approval Process
The application of the Planned Development Overlay Zone was physically moved to the end
of the process and simplified to include only an affirmation that the terms and conditions
applied to the detail development plan had been fully satisfied. The Planned Development
Overlay Zone is thereby no longer applied to unimplemented "development concepts".
Chapter 18.120
DEFINITIONS
104. Open Space Facilit} related definitions. Open Space Facilities may be privately or publicly owned:
a. Minimal Use Facilities. Areas reserved for low-impact recreation, limited to soft surface trails which are
minimally maintained. No other improvements(apart from underground utilities)are allowed.
b. Passive Use Facilities. Areas reserved for medium-impact recreation and education uses related to the
functions and values of a natural area that require limited and low impact site improvement, including soft
surface trails, raised walkways, pedestrian bridges, seating areas, viewing blinds, observation decks
informational signage, drinking fountains, picnic tables, interpretive centers, and other similar facilities.
Accommodations for ADA access shall be provided where site considerations permit.
c. Active Use Facilities. Areas reserved for high-impact recreation that require a greater degree of site
development and/or ground disturbance; such as sports fields, playground equipment, group picnic
shelters, swimming pools, hard and soft surface pathways, restrooms, and similar facilities.
Page l of 13 June 29, 2005
Chapter 18.350
PLANNED DEVELOPMENTS
Sections:
18.350.010 Purpose
18.350.020 Process
18.350.030 Administrative Provisions
18.350.040 Conceptual Development Plan Requirements
18.350.050 Detailed Development Plan Requirements
18.350.060 Overlay Zone Requirements
18.350.010 Purpose
A. Purpose. The purposes of the planned development overlay zone are:
1. To provide a means for property development which results in development that is consistent with Tigard's
Comprehensive Plan through the application of flexible standards which consider and mitigate for the potential
impacts to the city; and
2. To provide such added benefits as increased natural areas or open space, alternative building designs, walkable
communities, preservation of significant natural resources, aesthetic appeal, and other types of assets that
contribute to the larger community in lieu of strict adherence to many of the rules of the Tigard Community
Development Code;and
3. To achieve unique neighborhoods (by varying the housing styles through architectural accents, use of open
space, innovative transportation facilities) which will retain their character and city benefits, while respecting
the characteristics of existing neighborhoods through appropriate buffering and lot size transitioning; and
4. To preserve to the greatest extent possible the existing landscape features and amenities(trees,water resources,
ravines, etc.) through the use of a planning procedure (site design and analysis, presentation of alternatives,
conceptual review, then detailed review) that can relate the type and design of a development to a particular
site;and
5. To consider an amount of development on a site which will provide a benefit to the owner and developer
consistent with the degree of positive or negative impact to neighbors and to the public resources and facilities
of Tigard; and
6. To provide a means to better relate the built environment to the natural environment through sustainable and
innovative building and public facility construction methods and materials.
18.350.020 Process
A. Applicable in all zones. The planned development designation is an overlay zone applicable to all zones. An
applicant may elect to develop the project as a planned development, in compliance with the requirements of
this chapter, or in the case of a commercial or industrial project an approval authority may apply the provisions
of this chapter as a condition of approving any application for the development.
B. Elements of approval process. There are three elements to the planned development approval process, as
follows:
1. The approval of the planned development concept plan; and
Page 2 of 13 June 29, 2005
2. The approval of the detailed development plan or preliminary subdivision plat.
3. The approval of the planned development overlay zone;
C. Decision-making process.
1. The concept plan shall be processed by means of a Type III-PC procedure, as governed by Section 18.390.050,
using approval criteria contained in Section 18.350.050.]
2 The detailed development plan shall be reviewed by means of a Type II procedure,as governed by 18.390.040,
to ensure that it is substantially in compliance with the approved concept development plan.
3. A planned development overlay zone shall be processed by means of a Type III-PC procedure, as governed by
Section 18.390.050, using approval criteria contained in Section 18.350.050.
4. In the case of an existing planned development overlay zone for any other type of application, the application
shall be reviewed under the provisions required in the chapters which apply to the particular land use
application.
D. Concurrent conceptual plan, detailed development plan,and overlay zone applications.
On residential or mixed use projects over 5 acres, the detailed plan shall and the overlay zone shall be filed
separately, unless the director waives this requirement. For commercial or industrial development, the detailed
plan and the overlay zone shall be filed separately. If the application involves subdivision of land,the applicant
may also apply for preliminary plat approval and the applications shall be heard concurrently. All applicants
are advised that the purpose of separating these applications is to provide them clear direction in developing
the detailed plans. Rejection of the concept plan will result in a corresponding rejection of the detail plan and
overlay zone.
E. In the case of concurrent applications for concept plan, detailed plan, and overlay zone, including subdivision
applications, the applicant shall clearly distinguish the concept from the detailed plan. The Planning
Commission shall take separate actions on each element of the Planned Development application (i.e. the
concept approval must precede the detailed development approval which shall precede approval of the overlay
zone); however each required action may be made at the same hearing.
18.350.030 Administrative Provisions
A. Action on the concept development plan shall be taken by the Planning Commission by means of a Type III-
PC procedure,as governed by Section 18.390.050, using approval criteria in 18.350.050.
B. Time limit on filing of detailed development plan. If the concept and detailed plan or preliminary plat were not
heard concurrently, within 1-1/2 years after the date of Commission approval of the conceptual development
plan, the owner shall prepare and file with the Director a detailed development plan. Action on the detailed
development plan shall be taken by the Planning Commission by means of a Type III-PC procedure, as
governed by Section 18.390.050, using approval criteria in 18.350.060.
C. Zoning map designation. The approval of the planned development overlay zone shall expire whenever the
detail plan approval lapses or expires. The zoning map shall be amended to indicate the approved planned
development designation for the subject development site only after the detail development plan has been
implemented. Final action on the zoning map amendment shall be taken by the City Council by means of a
Type IV procedure as governed by Section 18.390.060 and approval of the detailed development plan by the
Planning Commission shall serve as their recommendation to the Council.
D. Extension. The Director shall, upon written request by the applicant and payment of the required fee, grant an
extension of the approval period not to exceed one year provided that:
1. No changes have been made on the original concept development plan as approved by the Planning
Commission;
Page 3 of 13 June 29, 2005
2. The applicant can show intent of applying for the detail development plan or preliminary plat review within
the one year extension period; and
3. There have been no changes to the applicable Comprehensive Plan policies and ordinance provisions on which
the approval was based.
E. Phased development.
1. The Commission may approve a time schedule for developing a site in phases, but in no case shall the total
time period for all phases be greater than seven years without reapplying for conceptual development plan
review.
2. The criteria for approving a phased detail development plan proposal are that:
a. The public facilities shall be constructed in conjunction with or prior to each phase; and
b. The development and occupancy of any phase shall not be dependent on the use of temporary public facilities.
A temporary public facility is any facility not constructed to the applicable City or district standard.
F. Substantial modifications to the conceptual plan. If a detailed development plan or preliminary Plat does not
substantially conform to the conceptual plan, a new conceptual development plan shall be required.
G. Noncompliance. Noncompliance with an approved detailed development plan shall be a violation of this
chapter.
H. Issuance of occupancy permits. The development shall be completed in accordance with the approved detailed
development plan including landscaping and recreation areas before any occupancy permits are issued.
However, when the Director determines that immediate execution of any feature of an approved detailed
development plan is impractical due to climatic conditions, unavailability of materials, or other temporary
condition, the Director shall, as a precondition of the issuance of a required permit, require the posting of a
performance bond or other surety to secure execution of the feature at a time certain not to exceed one year.
18.350.040 Conceptual Development Plan Requirements
A. General submission requirements. The applicant shall submit an application containing all of the general
information required for a Type III-PC procedure, as governed by Section 18.390.050 [and the additional
information required by 18.350.040.13. In addition,the applicant shall submit the following:
1. A statement of planning objectives to be achieved by the planned development through the particular approach
proposed by the applicant. This statement should include a description of the character of the proposed
development and the rationale behind the assumptions and choices made by the applicant. The statement
should be explicit in defining the architectural style, and what sorts of innovative site planning principles are
utilized including any innovations in building techniques that will be employed. Furthermore, the statement
should explain how the proposal relates to the purposes of the Planned Development Chapter as expressed in
18.3 50.010.
2. A general development schedule indicating the approximate dates when construction of the planned
development and its various phases are expected to be initiated and completed.
3. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the
planned development. In the case where a residential subdivision is proposed, the statement shall include the
applicant's intentions whether the applicant will build the homes,or sell the lots to other builders.
5. A narrative statement presenting information,a detailed description of which is available from the Director.
B. Additional information. In addition to the general information described in Subsection A above,the conceptual
development plan, data, and narrative shall include the following information, the detailed content of which
can be obtained from the Director:
1. Existing site conditions;
2. A site concept including the types of proposed land uses and housing types, and their general arrangement on
the site;
Page 4 of 13 June 29, 2005
3. A grading concept;
4. A landscape concept indicating a percentage range for the amount of proposed open space and landscaping,
and general location and types of proposed open space(s);
5. Parking concept
6. A sign concept;
7. A copy of all existing and/or proposed restrictions or covenants;
8. A streets and utility concept;and
9. A Structure Setback and Development Standards concept, including the proposed residential density target if
applicable.
C. Allowable Uses
1. In residential zones. In all residential zones, an applicant with a planned development approval may develop
the site to contain a mixture of uses subject to the density provisions of the underlying zone and the density
bonus provisions of 18.350.100 B2. The following uses are allowed with planned development approval:
a. All uses allowed outright in the underlying zoning district;
b. Single-family detached and attached residential units;
c. Duplex residential units;
d. Multi-family residential units;
e. Manufactured homes;
f. Accessory services and commercial uses directly serving the planned development only and which are
customary or associated with, but clearly incidental to the uses permitted in the zone, such as personal services,
preschool or daycare, and retail uses less than 5,000 s.f in sum total;
g. Community building;
h. Indoor recreation facility;athletic club,fitness center, racquetball court, swimming pool,tennis court or similar
use;
i. Outdoor recreation facility,golf course, golf driving range, swimming pool,tennis court, or similar use; and
j. Recreational vehicle storage area.]
2. In commercial zones. In all commercial zones, an applicant with a planned development approval may develop
the site to contain all of the uses permitted outright in the underlying zone and, in addition, a maximum of 25%
of the total gross floor area may be used for multi-family dwellings in those commercial zones that do not list
multi-family dwellings as an outright use.
3. In industrial zones. In all industrial zones, a planned development shall contain only those uses allowed
outright in the underlying zoning district.
D. Approval Criteria. The Commission shall make findings that the following criteria are satisfied when
approving or approving with conditions, the conceptual plan. The Commission shall make findings that the
criteria are not satisfied when denying an application.
1. The concept plan includes specific designations for areas of open space, their intended level of use, and how
they relate to other proposed uses on the site
2. The concept plan identifies areas of significant natural resources and identifies methods for their maximized
protection, preservation, and/or management
3. The concept plan identifies how the future development will integrate into the existing neighborhood, either
through compatible street layout, architectural style, housing type, or by providing a transition between the
existing neighborhood and the project with compatible development or open space buffers.
4. The concept plan identifies methods for promoting walkability or transit ridership, such methods may include
separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes, linkages to or
other provisions for bus stops,etc.
Page 5 of 13 June 29, 2005
5. The concept plan identifies the proposed uses, and their general arrangement on site. In the case of projects
that include a residential component, housing type, unit density, or generalized lot sizes shall be shown in
relation to their proposed location on site.
6. The concept plan identifies other amenities or innovations that would distinguish the project from other
standard developments.
18.350.050 Detailed Development Plan Requirements
A. General submission requirements. The applicant shall submit an application containing all of the general
information required for a Type III-PC procedure, as governed by Section 18.390.050, the additional
information required by 18.350.040.13 and the information contained in 18.350.050A.
B. Additional Information. In addition to the general information described in Subsection A above, the detailed
development plan, data, and narrative shall include the following information, the detailed content of which
can be obtained from the Director:
1. Contour intervals of 2 to 5 ft, depending on slope gradients, and spot elevations at breaks in grade, along
drainage channels or swales,and at selected points, as needed
2. A specific development schedule indicating the approximate dates of construction activity, including
demolition, tree protection installation, ground breaking, grading, public improvements, and building
construction for each phase.
3. Contextual Analysis
a. Building typology and hierarchy: An analysis of the particular building type (residential, commercial, public)
relative to the hierarchy of the various building types in the city is useful in deciding the general design
approach of a new building. For example, public buildings may be dominant in placement and design, while
residential buildings are subordinate, it is important to maintain any existing hierarchy that reinforces visual
order in the city. Any predominant architectural solutions and details characteristic of a building type
incorporated in the new building's design can help maintain a recognizable building type.
b. Regional character: An analysis of the city's regional architectural characteristics is appropriate in developing a
design solution that responds to unique regional characteristics. Regional characteristics may be revealed
through unique architectural types, through vernacular building resulting from local climatic and cultural
characteristics, and from historically significant architecture. Historic structures should be saved by modifying
them for the proposed new use or by incorporating parts of the existing structure(s) into the proposed design.
c. City form: The delineation of city form created by road layout, location of major open spaces, and architecture-
created forms should be analyzed. Elements that delineate city form should be reinforced by architectural
development solutions for a particular place within the city. For example, a building proposed for a comer site
should be designed to reinforce the comer through building form, entrance, and design details. A building
proposed for midblock may be a visually unifying element providing connection and continuity with adjacent
buildings. Sites at the ends of important vistas or adjacent to major city squares probably should be reserved
for important public buildings.
d. Building scale and fenestration: It is important to analyze building scale and fenestration of nearby structures.
Reflecting, although not necessarily reproducing, such detailing in the proposed building can provide visual
unity and continuity in the architectural character of the city. One example is the use and placement of cornice
lines to define the building's lower floors in relation to adjacent buildings. Cornice lines also can define the
building's relationship to pedestrians in terms of scale and use.
e. Building transition: Sometimes it may be appropriate to use arcades and porches to provide transition between
the building's private interior and the public sidewalk. Including them may be especially worthy if adjacent
buildings have these elements
f. Views: Important city views of plazas, squares, monuments, and natural features such as waterfronts and parks
Page 6 of 13 June 29, 2005
should be considered. It is important to design the proposed structure to enhance and preserve such views for
the public and for inhabitants of nearby buildings, as well as incorporating them as views from the proposed
building.
4. Moderate to High Density Development Analysis. If proposing development in an area with an "urban
context",the following additional information may be required:
a. Air movement: Prevailing breezes characteristic of a region may be greatly modified by urban high-rise
structures. Predominant air movement patterns in a city may be along roadways and between buildings. The
placement, shape, and height of existing buildings can create air turbulence caused by micro air movement
patterns. These patterns may influence the location of building elements such as outdoor areas and balconies.
Also a building's design and placement can mitigate or increase local wind turbulence.
b. Sun and shadow patterns: The sun and shadow patterns of existing structures should be studied to determine
how they would affect the proposed building. This is particularly important for outdoor terraces and balconies
where sunlight may be desirable. Sun and shadow pat- terns also should be considered as sources of internal
heat gain or loss. Building orientation, window sizes and shading devices can modify internal heat gain or loss.
Studies should include daily and seasonal patterns and the shadows the proposed building would cast on
existing buildings and open spaces.
c. Reflections: Reflections from adjacent structures such as glass-clad buildings may be a problem. The
development should be designed to compensate for such glare or if possible, oriented away from it.
C. Compliance with specific development standards. The Detailed Development Plan shall conform to the
provisions of the base zone as follows:
1. Lot dimensional standards: The minimum lot depth and lot width standards shall not apply. There shall be no
minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum
size required in the base zone.
2. Site coverage: The maximum site coverage is 80%, except in the IP zone where the maximum site coverage
shall be 75%;
3. Building height: Any increase in the building height above the maximum in the base zone will require that the
structure be setback from the perimeter of the site a distance of at least 1-1/2 times the height of the building.
4. Structure setback provisions:
a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone
unless otherwise provided by Chapter 18.360;
b. The setback provisions for all setbacks on the interior of the project shall not apply except that:
i. All structures shall meet the Uniform Building and Fire Code requirements;
ii. A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. This
setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances
for backing movements are accounted for.
iii. A minimum front yard setback of eight feet is required for any garage opening for an attached single-family
dwelling facing a private street as long as the required off-street parking spaces are provided. This setback may
be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing
movements are accounted for.
c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot
by lot, or project wide basis. The applicant may propose, or the commission may require, actual structure
footprints to be shown and adhered to.
Page 7 of 13 June 29, 2005
5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this
chapter.
D. Conformance with the Conceptual Plan required. The Planning Commission shall approve the detailed
development plan upon finding that the plan conforms with the conceptual development plan approved, or
approved with conditions by the Commission. A change from the conceptual plan may be acceptable unless:
1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of
parking;
2. The change reduces the amount of open space and landscaping;
3. The change involves a change in use;
4. The change commits land to development which is environmentally sensitive or subject to a potential hazard;
and
5. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or
other site improvements.
E. Detailed Development Plan Approval Criteria. If the detailed plan is found to be in conformance with the
conceptual plan, the following specific review criteria must additionally be satisfied. The Commission shall
make findings that the following criteria are satisfied when approving or approving with conditions, the
detailed plan. The Commission shall make findings that the criteria are not satisfied when denying an
application.
1. All the provisions of the land division provisions, Chapters 18.420 Partitions and 18.430 Subdivisions, shall be
met;
2. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned
development need not meet these requirements where a development plan provides alternative designs and
methods, if acceptable to the Commission,that promote the purpose of this chapter. In each case, the applicant
must provide findings to justify the modification of the standards in the chapters listed below. The applicant
shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where
their proposal is seeking a modification to the strict application of the standards. For those chapters not
specifically exempted, the applicant bears the burden of fully complying with those standards, unless a
variance or adjustment has been requested.
a. Chapter 18.360, Site Development Review. The provisions of Chapter 18.360, Site Development Review, are
not applicable to Planned Development Reviews. The detailed development plan review is intended to address
the same type of issues as the Site Development Review.
b. Chapter 18.705, Access, Egress and Circulation. The Commission may grant an exception to the access
standards, upon a demonstration by a professional engineer that the resulting access will not be detrimental to
the public safety considering emergency vehicle needs, and provisions are provided for all modes of
transportation using the site(vehicles,bicycles,pedestrians,and transit).
c. Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by
the density established in the underlying zoning district, using the minimum lot size established for that
district. Where a project site encompasses more than one underlying zoning district, density shall be
aggregated for each district, and may be allocated anywhere within the project site, as deemed appropriate by
the commission.
The Commission may further authorize a density bonus not to exceed 10% as an incentive to increase or
enhance open space, architectural character and/or site variation incorporated into the development. These
factors must make a substantial contribution to objectives of the planned development. The degree of
Page 8 of 13 June 29, 2005
distinctiveness and the desirability of variation achieved shall govern the amount of density increase which the
Commission may approve according to the following:
i. A 1% bonus for each 5% of the gross site area set aside in open space, up to a maximum of 5%, is allowed for
the provision of active use recreational open space, exclusive of areas contained in floodplain, steep slopes,
drainageways, or wetlands that would otherwise be precluded from development;
ii. A 1% bonus for each 1% of total project cost invested in development of pedestrian amenities, streetscape
development, recreation areas, plazas, or other items from the "Planning Commission's Toolbox," up to a
maximum of 5%.
d. Chapter 18.745, Landscaping and Screening. The Commission may grant an exception to the landscape
requirements of this title upon a finding that the overall landscape plan was prepared by a licensed landscape
architect, provides for 20% of the gross site area to be professionally landscaped, and meets the intent of the
specific standard being modified.
e. Chapter 18.765, Off-street Parking and Loading Requirements. The Commission may grant an exception to the
off-street parking dimensional and minimum number of space requirements in the applicable zone based on
findings that:
i. The minor exception is not greater than 10 percent of the required parking; and
ii. The application is for a use designed for a specific purpose which is intended to be permanent in nature, e.g., a
nursing home,and which has a low demand for off-street parking; or
iii. There is an opportunity for sharing parking and there is written evidence that the property owners are willing
to enter into a legal agreement;or
iv. Public transportation is available to the site, and reducing the standards will not adversely affect adjoining
uses; or
v. There is a community interest in the preservation of particular natural features of the site which make it in the
public interest to grant an exception to parking standards.
f. Chapter 18.780, Signs. The Commission may grant an exception to the sign dimensional requirements in the
applicable zone based on findings that:
i. The minor exception is not greater than 10 percent of the required applicable dimensional standard for signs;
ii. The exception is necessary for adequate identification of the use on the property; and
iii. The sign will be compatible with the overall site plan, the structural improvements and with the structures and
uses on adjoining properties.
g. Chapter 18.795, Visual Clearance Areas. The Commission may grant an exception to the visual clearance
requirements, when adequate sight distance is or can be met;
h. Chapter 18.810, Street and Utility Improvements, Sections 18.810.040, Blocks; and 18.810.060, Lots. In
addition, deviations from street standards shall be made on a limited basis, and nothing in this section shall
obligate the City Engineer to grant an exception. The Commission retains the ability to not allow an exception
but may not grant an exception to street standards not sanctioned by the City Engineer, other than through the
procedures in 18.370, Variances and Adjustments. The City Engineer may determine that certain exceptions to
the street and utility standards are permissible when it can be shown that:
i. public safety will not be compromised
ii. in the case of public streets,maintenance costs will not be greater than with a conforming design.
iii. the design will improve stormwater conveyance either by reducing the rate or amount of runoff from present
standards or increasing the amount of pollutant treatment.
3. In addition,the following criteria shall be met:
Page 9 of 13 June 29, 2005
a. Relationship to the natural and physical environment:
i. The streets, buildings and other site elements shall be designed and located to preserve the existing trees,
topography and natural drainage to the greatest degree possible. The commission may require the applicant to
demonstrate why a particular alternate site plan that may result in greater preservation of trees,topography and
natural drainage would either not be feasible or would result in a greater loss of those resources;
ii. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by
the inclusion of a specific geotechnical evaluation;
iii. Using the basic site analysis information from the conceptual plan submittal,]the structures shall be oriented
with consideration for the sun and wind directions,where possible;and
b. Buffering, screening and compatibility between adjoining uses:
i Buffering shall be provided between different types of land uses, e.g., between single-family and multi-family
residential,and residential and commercial uses;
ii In addition to the requirements of the buffer matrix (Table 18.745.1), the requirements of the buffer may be
reduced if a landscape plan prepared by a registered Landscape Architect is submitted that attains the same
level of buffering and screening with alternate materials or methods. The following factors shall be considered
in determining the adequacy and extent of the buffer required under Chapter 18.745.:
(a)The purpose of the buffer, for example to decrease noise levels,absorb air pollution, filter dust,or to provide a
visual barrier;
(b) The size of the buffer needs in terms of width and height to achieve the purpose;
(c) The direction(s)from which buffering is needed;
(d) The required density of the buffering; and
(e) Whether the viewer is stationary or mobile.
iii. On-site screening from view from adjoining properties of such activities as service areas, storage areas,
parking lots and mechanical devices on roof tops shall be provided and the following factors shall be
considered in determining the adequacy of the type and extent of the screening:
(a) What needs to be screened;
(b) The direction from which it is needed; and
(c) Whether the screening needs to be year-round.
c. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the
site or be designed in a manner, to the maximum degree possible,to protect the private areas on the adjoining
properties from view and noise;
d. Exterior elevations — residential use: Along the vertical face of single-family attached and multiple-family
structures,offsets shall occur at a minimum of every 30 feet by providing any two of the following:
i. Recesses,e.g.,decks,patios,entrances,floor area,of a minimum depth of eight feet;
ii. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of
an overhang shall be 25 feet; and
iii. Offsets or breaks in roof elevations of three or more feet in height.
e. Private outdoor area—residential use:
i. Exclusive of any other required open space facility, each ground-level residential dwelling unit shall have an
outdoor private area(patio,terrace, or porch) of not less than 48 square feet with a minimum width dimension
of four feet;
ii. Wherever possible,private outdoor open spaces should be oriented toward the sun;and
iii. Private outdoor spaces shall be screened or designed to provide privacy for the use of the space.
Page 10 of 13 June 29, 2005
f. Shared outdoor recreation and open space facility areas—residential use:
i. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate
shared usable outdoor recreation areas within the development plan as follows:
(a) Studio units up to and including two bedroom units, 200 square feet per unit;
(b) Three or more bedroom units, 300 square feet per unit.
ii. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention
and safety;
iii. The required recreation space may be provided as follows:
(a) Additional outdoor passive use open space facilities;
(b) Additional outdoor active use open space facitilies;
(c) Indoor recreation center; or
(d) A combination of the above.
g. Demarcation of public, semi-public and private spaces for crime prevention:
i. The structures and site improvements shall be designed so that public areas such as streets or public gathering
places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be
in the space,to provide for crime prevention and to establish maintenance responsibility; and
ii. These areas may be defined by, but not limited to:
(a) A deck, patio, low wall, hedge, or draping vine;
(b) A trellis or arbor;
(c) A change in elevation or grade;
(d) A change in the texture of the path material;
(e) Sign; or
(f) Landscaping.
h. Access and circulation:
i. The number of required access points for a development shall be provided in Chapter 18.705;
ii. All circulation patterns within a development must be designed to accommodate emergency and service
vehicles; and
iii. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are
shown on an adopted plan or terminate at the boundaries of the project site.
i. Landscaping and open space:
i. Residential Development: In addition to the [buffering and screening requirements of paragraph b of this
subsection, and any minimal use open space facilities, a minimum of 20 percent of the site shall be landscaped.
This may be accomplished in improved open space tracts, or with landscaping on individual lots provided the
developer includes a landscape plan and surety for such landscape installation;
j. Public transit:
i. Provisions for public transit may be required where the site abuts or is within a l/<mile of a public transit route.
The required facilities shall be based on:
(a) The location of other transit facilities in the area;and
(b) The size and type of the proposed development.
ii. The required facilities [may include but are not necessarily limited to such facilities as:
(a) A waiting shelter;
(b) A turn-out area for loading and unloading;and
(c) Hard surface paths connecting the development to the waiting area.
k. Parking:
Page 11 of 13 June 29, 2005
i. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in
Chapter 18.765;
ii. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one
or more common parking lots within the planned development as long as each single-family lot contains one
off-street parking space.
1. Drainage: All drainage provisions shall be generally laid out in accordance with the requirements set forth in
Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a
reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as
green streets, porous concrete, or eco roofs.
in. Floodplain dedication: Where landfill and/or development is allowed within or adjacent to the 100-year
floodplain, the City shall require consideration of the dedication of sufficient open land area for a greenway
adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction
of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway
plan.
n. Shared Open Space Facilities.
Exclusive of any other required open space facilities or buffer areas, the detailed development plan shall
designate a minimum of 20% of the gross site area as an open space facility. The open space facility may be
comprised of any combination of the following:
i. Minimal Use Facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for
minimal use. Typically these areas are designated around sensitive lands (steep slopes, wetlands, streams, or
100 year floodplain).
ii. Passive Use Facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed
development plan for improvements (including landscaping, irrigation, pathway and other structural
improvements)for passive recreational use.
iii. Active Use Facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed
development plan for improvements (including landscaping, irrigation, pathway and other structural
improvements)for active recreational use.
iv. The open space area shall be shown on the final plan and recorded with the Director.
o. Open Space Conveyance. Where a proposed park, playground or other public use shown in a development
plan adopted by the City is located in whole or in part in a subdivision, the Commission may require the
dedication or reservation of such area within the subdivision, provided that the reservation or dedication is
roughly proportional to the impact of the subdivision on the park system.
Where considered desirable by the Commission in accordance with adopted comprehensive plan policies, and
where a development plan of the City does not indicate proposed public use areas, the Commission may
require the dedication or reservation of areas within the subdivision or sites of a character, extent and location
suitable for the development of parks or other public use, provided that the reservation or dedication is roughly
proportional to the impact of the subdivision on the park system. The open space shall be conveyed in
accordance with one of the following methods:
i Public Ownership. Open space proposed for dedication to the City must be acceptable to it with regard to the
size, shape, location, improvement and budgetary and maintenance limitations. A determination of City
acceptance shall be made in writing by the Parks & Facilities Division Manager prior to final approval.
Dedications of open space may be eligible for Systems Development Charge credits. If deemed to be not
acceptable,the open space shall be in private ownership as described below;
Page 12 of 13 June 29, 2005
: r
ii. Private Ownership. By conveying title (including beneficial ownership) to a corporation, home association or
other legal entity, with the City retaining the development rights to the property. The terms of such instrument
of conveyance must include provisions suitable to the City Attorney for guaranteeing the following:
(1) The continued use of such land for the intended purposes;
(2) Continuity of property maintenance;
(3) When appropriate,the availability of funds required for such maintenance;
(4) Adequate insurance protection;and
(5) Recovery for loss sustained by casualty and condemnation or otherwise.
18.350.060 Planned Development Overlay Zone Requirements
A. General submission requirements. The applicant shall submit an application consisting of the approved detail
development plan and the general information required for a Type III procedure as governed by Section
18.390.050.
B. Approval Criteria. The Planning Commission shall review a proposed Planned Development Overlay Zone for
general and specific conformity to the approved detail development plan. The application and request for the
Planned Development Overlay Zone may be processed concurrently with the detail plan approval.
Page 13 of 13 June 29, 2005
Attachment 4
OPTION 2 — Reorganize Chapter
Summary of Major Changes
Reorganization.
The chapter was reorganized to consolidate several sections, and create a logical
progression of the other sections. The committee expressed concern that in PD
applications, there was not enough of a distinction between the concept and detailed
plan. Upon closer examination of the existing code text, staff found that the code itself
did not clearly distinguish the three parts of the process. Elements of approval criteria
were dispersed throughout the chapter. The code has been reorganized, setting forth the
overall purpose, an outline of the process, miscellaneous procedural requirements,
followed by distinct sections for the three elements of the PD process: the overlay zone,
the concept plan, and the detailed plan.
Revised Purpose Statement.
The committee spent considerable time drafting an updated purpose statement to reflect
current trends in development and community desires. A greater balance between
development opportunities and contributions to the community assets was sought.
Environmental considerations were made more central to the purpose of the PD code.
Mandatory Open Space Requirement.
In addition to requiring a certain percentage of open space, the committee made
deliberate distinctions in the types of open space (minimal use, passive use recreation,
and active use recreation). Changes to the definition chapter were added.
Submittal Requirements
Significant additions were made to submittal requirements as well as approval criteria for
overlay zones were created.
Substantial Changes in the Approval Criteria for Detailed Development Plans.
This section was reworked to create consistency between the purpose statement and
the review criteria, as well as incorporate the recommendations of the committee.
Explanation of Formatting
These text amendments employ the following formatting:
StFikefl+FOHO— For text to be deleted
[Bold and Italic]— For text to be added
Boxed — For staff notes and comments related to specific amendments.
These are not part of the proposed codified text.
Chapter 18.120
DEFINITIONS
155. "Density bonus"—Additional dwelling units that can be earned as an incentivefor
providing undeveloped open space, landscaping, architectural character, or tree canopy as
defined further in this code.]
Page I of 25 June 29, 2005
[87. "Landscaping"—Areas primarily devoted to plantings, trees,shrubs, lawn and other
organic ground cover together with other natural or artificial supplements such as water
courses,ponds,fountains, decorative lighting, benches, bridges, rock or stone arrangements,
pathways,sculptures, trellises and screens.]
[104. Open Space Facility related definitions. Open Space Facilities may be privately or
publicly owned:
a. Minimal Use Facilities.Areas reserved for low-impact recreation, limited to soft
surface trails which are minimally maintained. No other improvements(apart from
underground utilities) are allowed
b. Passive Use Facilities.Areas reserved for medium-impact recreation and education
uses related to the functions and values of a natural area that require limited and low
impact site improvement, including soft surface trails, raised walkways,pedestrian
bridges, seating areas, viewing blinds, observation decks informational signage,
drinking fountains,picnic tables, interpretive centers, and other similar facilities.
Accommodations for ADA access shall be provided where site considerations permit.
c. Active Use Facilities. Areas reserved for high-impact recreation that require a greater
degree of site development and/or ground disturbance;such as sports fields,
playground equipment,group picnic shelters,swimming pools, hard and soft surface
pathways, restrooms, and similar facilities.]
[Renumber definitions after#55 according to the above amendments]
Chapter 18.350
PLANNED DEVELOPMENTS
Sections:
18.350.010 Purpose
18.350.020 The Process
18.350.030 Administrative Provisions
18.350.040 NetteemplEi-aneeE Bond
18.350.050 Applienbility in Commer-eial and Industr4al Zones
18.350.060 Allowed Uses
18.350.070 Applieability of the Base Zone Development StandnFds
18.350.080 Exeeptions to Under-lying Development Standa
[18.350.040 Overlay Zone Requirements]
8�-350. [18.350.0501 Conceptual Development Plan Submission Requirements
[18.350.060 Detailed Development Plan Requirements]
18.350.100 Approval Criteria
18.350.110 e>,. Fed Open e,,aee
18.350.010 Purpose
A. Purpose. The purposes of the planned development overlay zone are:
1. T-E) provide a means fer-er-eating planned k-mviropments through the applieation of flexible
standafds, i.e., zero Wt lines, narfwwer-stfeets, and othef ifineva4ive planning prae
whieh will . livingent;
resulte
• Te faeilitate the effieient use
of land-,
3. TE) pfamete an eeen nent of land use, eirettlation
open
buildings, systems,
rl „+;1;+;a s;
Page 2 of 25 June 29, 2005
4. T., e e e t.,the eetest extent possible the a stifig lan ds e features ridamenitieses
through the use of a planninged a thet ean ela4e the type .,.,1 designofdevelopment to a pa4iealar- e
site;
and ,
e spare,and aeeessways d thereby ns the eppef4anities for- eti. and
e
[I. To provide promote development that is consistent with Tigard's Comprehensive Plan
through the application offlexible standards which consider and mitigate for the
potential impacts to the city;and]
[2. To provide such increased benefits such as preserved wildlife habitat or open space,
alternative building designs, walkable communities,preservation of significant natural
resources, aesthetic appeal, and other types of assets that contribute to the larger
community in lieu of strict adherence to some of the rules of the Tigard Community
Development Code;and]
[3. To achieve unique neighborhoods(by varying the housing styles through architectural
accents, use of open space, innovative transportation facilities) which will retain their
character and city benefits, while respecting the characteristics of existing
neighborhoods through appropriate buffering and lot size transitioning; and]
[4. To preserve to the greatest extent possible the existing landscape features and
amenities (trees, water resources, ravines, etc.) through the use of a planning
procedure(site design and analysis,presentation of alternatives, conceptual review,
then detailed review) that can relate the type and design of a development to a
particular site;and]
[S. To consider an amount of development on a site which will provide a benefit to the
owner and developer consistent with the degree of positive or negative impact to
neighbors and to the public resources and facilities of Tigard;and]
[6. To provide a means to better relate the built environment to the natural environment
through sustainable and innovative building and public facility construction methods
and materials.]
18.350.020 The Process
A. Applicable in all zones.The planned development designation is an overlay zone applicable
to all zones. [An applicant may elect to develop the project as a planned development, in
compliance with the requirements of this chapter, or in the case of a commercial or
industrial project an approval authority may apply the provisions of this chapter as a
condition of approving any application for the development.]
Staff note: The added text was moved to incorporate 18.350.050 Applicability in
Commercial and Industrial Zones.
B. Elements of approval process.There are three elements to the planned development approval
process,as follows:
1. The approval of the planned development overlay zone;
2. The approval of the planned development concept plan; and
Page 3 of 25 June 29, 2005
3. The approval of the detailed development plan[and/or preliminary subdivision plat].
Staff note: "preliminary subdivision"plat was added for clarification, as related to section
D below.
Staff note: Revisions to the fee schedule should be incorporated to relate to the three
elements of the approval process.
1.e. Planned Development
Overlay Zone $3,040 (same as zone map change fee)
Concept Plan Review$6,770 (current fee)
Detailed Plan Review Applicable SDR or Subdivision Fee
C. Decision-making process.
1. A new planned development overlay zone ana/er-eeneept plan shall be processed by
means of a Type III-PC procedure, as governed by Section 18.390.050, using approval
criteria contained in Section 18.350.100[18.350.0401.
[2. The concept plan shall be processed by means of a Type III-PC procedure, as governed
by Section 18.390.050, using approval criteria contained in Section 18.350.050.1
2-.[3.] The detailed development plan shall be reviewed by means of a[Type III-PC]
procedure, as governed by 18.390.040,to ensure that it is substantially in compliance
with the approved concept development plan.
3-[4.1 In the case of an existing planned development overlay zone for any other type of
application,the application shall be reviewed under the provisions required in the
chapters which apply to the particular land use application.
D. Concurrent overlay zone,a*d conceptual plan[, and detailed development plan]
applications. The application for the overlay zone and for approval of the conceptual
development plan may be heard concurrently if an application for each of the actions is
submitted.[On residential or mixed use projects over 5 acres, the detailed plan shall be
filed separately, unless the director waives this requirement. For commercial or industrial
development, the detailed plan shall be filed separately. If the application involves
subdivision of land, the applicant may also apply for preliminary plat approval and the
applications shall be heard concurrently. All applicants are advised that the purpose of
separating these applications is to provide them clear direction in developing the detailed
plans. Rejection of the concept plan will result in a corresponding rejection of the detail
plan.]
Staff Note: The five acre threshold was added since these larger projects will typically
have more issues in determining arrangement of uses, and other basic concepts of the
planned development than smaller projects. It was noted that there may be instances
where this distinct separation is not so essential, say for example a 5.02 acre single
family development. It was also made clearer that the purpose of the separation of the
concept from the detail plan is to assist the applicant.
of land,the applieant may apply for-pfeliminai=y plat appr-eval and the appliea4ions shall be
heard eenetiffently.
[E. In the case of concurrent applications for overlay, concept, and detailed plans including
subdivision applications, the applicant shall clearly distinguish the concept from the
Page 4 of 25 June 29, 2005
detailed plan. The Planning Commission shall take separate actions on each element of
the Planned Development application (i.e. approval of the overlay must precede the concept
approval, which shall precede the detailed development approval); however each required
action may be made at the same hearing.]
Staff note: The committee discussed separating the overlay and subdivision into two
separate applications. The general consensus was to allow a joint filing of the
application, but place greater emphasis on having the applicant clearly distinguish the
two parts instead of merely "proposing a concept which is the detail'. Additional text was
added to clarify the three parts of the process and to require the Planning Commission to
take distinct separate actions on each element of the PD.
Staff note:A 5-acre threshold for requiring separate applications is recommended for
larger residential and mixed use projects to afford time between developing the concept
and the detail plan to offer the greatest flexibility to the decision makers during the very
formative stages of the planning process for a site. Commercial-only and Industrial-only
projects are required to submit separate applications for concept and detail plans.
18.350.030 Administrative Provisions
A. Zoning map designation. Where a planned development overlay zone has been approved,the
zoning map shall be amended to indicate the approved planned development designation for
the subject development site. The approval of the planned development overlay zone shall not
expire.
[B. Prerequisite for filing of concept plan. If the applicant did not file for concurrent approval
of the overlay and concept plan,prior to filing a detailed development plan, the owner shall
prepare and file a conceptual development plan.Action on the conceptual development
plan shall be taken by the Planning Commission by means of a Type III-PC procedure, as
governed by Section 18.390.050, using approval criteria in 18.350.050.1
Staff note: The current code is inconsistent in its application of the three elements to the
PD. To resolve this, a new section has been added to address applications that are
developed following the overlay zone approval, when not done concurrently.
B-.[C.1 Time limit on filing of detailed development plan.[If the overlay zone, concept, and
detailed plan or preliminary plat were not heard concurrently, the owner shall prepare and
file with the Director a detailed development plan]within 1-1/2 years after the date of
Commission approval of the conceptual development plan. the owner shall prepare and file
with the Dir-eeter-a detailed development plan. Action on the detailed development plan shall
be[taken by the Planning Commission by means of a Type III-PCprocedure, as governed
by Section 18.390.050, using approval criteria in 18.350.060.1 ministerial and taken by the
,
-iter „ bel
1. The Pif:eeter-shall appr-ave the detailed development plan upon finding that the final plan
eonfems with the eeneeptual development plan appr-eved, E)r-appr-eved With eEffldifiORS
by the r.-..,..missio The detailed plan shall be appr-eved unless the Di fe.ter-fi 1�•
a. The eh ;the r-esidential densities, iner-eases the lot eaver-age by buildings
,
Page 5 of 25 June 29, 2005
„h:eet toe potential hazard; and
e. The ehange : elvesmajer-shift n the leea4ien of building pr-eposed street
parking!at > utility easements,
landseaping or-ether-site impr-eveffielits.
Flies to the Commission and the Gemmissien shell .le :ale whether the detailed
development plaft substantially eenfe�s to the appr-eved eeneeptual development plan
based on the efite.:e set fef4h i Subseetie„ 1 of this seet:e„ This appeal hell he
govemed by provisions of Seefien 18.390-.040&.
Staff Note: This section was deleted because now the detailed development plan is
required to be heard by the planning commission, and the review criteria apply to the
detailed plan and not the concept plan.
C-/D.1 Extension. The Director shall, upon written request by the applicant and payment of the
required fee, grant an extension of the approval period not to exceed one year provided that:
1. No changes have been made on the original conceptual development plan as approved by
the Commission;
2. The applicant can show intent of applying for detailed development plan[or preliminary
plat)review within the one year extension period; and
3. There have been no changes to the applicable Comprehensive Plan policies and ordinance
provisions on which the approval was based.
D.[E.J Phased development.
1. The Commission shad[may]approve a time schedule for developing a site in phases, but
in no case shall the total time period for all phases be greater than seven years without
reapplying for conceptual development plan review.
2. The criteria for approving a phased detail development plan proposal are that:
a. The public facilities shall be constructed in conjunction with or prior to each phase;
and
b. The development and occupancy of any phase shall not be dependent on the use of
temporary public facilities.A temporary public facility is any facility not constructed
to the applicable City or district standard.
&[F.] Substantial modifications to conceptual plan.[If a detailed development plan or
preliminary plat does not substantially conform to the conceptual plan, a new conceptual
development plan shall be required]Substantial..edifieations made to the approved
[G. Noncompliance. Noncompliance with an approved detailed development plan by the
developer, owner or successors and interests shall be a violation of this chapter.]
Note: moved from 18.350.040.A
[H. Issuance of occupancy permits. The development shall be completed in accordance with
the approved detailed development plan including landscaping and recreation areas before
any occupancy permits are issued. However, when the Director determines that immediate
execution of any feature of an approved detailed development plan is impractical due to
climatic conditions, unavailability of materials, or other temporary condition, the Director
shall, as a precondition of the issuance of a required permit, require the posting of a
Page 6 of 25 June 29, 2005
performance bond or other surety to secure execution of the feature at a time certain not to
exceed one year.]
Note: moved from 18.350.040.
18.350.040 Noneomplianeel Bond
A. NeReomplianee.Noneemplianee with an appr-eved detailed development plan shall be-a
vielation of this ehapter-.
B. issuanee of oeetipaney peFmits. The development shall be eempleted in aeeOfdafleeWith the
appy-eved detailed developfflent plan ifieluding landseaping and r-eefealien areas before any
eeeupa-aey pefmits are issued. However-,when the Difeeter-detefmines that immediate
exeetAien of any��ufe of an appr-eved detailed developfflent plan is impfaefieal due to
pr-eeendifien of the issuaneeFequir-edpeFfflit,require
epee
Note: moved to 18.350.03
18.350.050 Applienbility in Commer-eial and industFial Zones
pr-E)jeet as a planned development, in eemplianee with the r-equir-ements of this •
Note: moved to 18.350.020.A
18.350.060 Allowed Uses
Note: moved to 18.350.05
approval may develop the site to eantain a fnix4ufe of uses subjeet to the density pr-evision
are allowed with planned development appr-evah
1' All uses allowed outright in the, .,.70,.1. ing zoning distriet.
b �
units;2. Single family detwhed and at4aehed residential
3. Duplex residential ,
building;-And-ivhiel affe eustemafy of asseei4ed with, but elear-15, ineidental to,the residential uses
pefmitted in the zone;
7. Communily
,
,
or-similar-us&,-affd
10. Reefea4ional vehiele storage area.
Page 7 of 25 June 29, 2005
appr-eval may develop the site to eentain all of the uses per-mitted outfight iii the tmder-lyiiig
n a,d,ditiefi of 2coi of the total s floor a .....1ti
zene fi � � eFRay he Used c r
family,dwellings in these a al zeiies that .do fiat list molt: f,...;1.,.dWellifigs as afi
outright tr rrc-crsc
uses allowed outright in the tinderlying zoning distriet-..
18.350.070 Applienbility of the B—ase Zone Development Standards
Note: moved to 18.350.06
A. Gempl:anee to e :f: development ee eveopment stan dars e fi ofe ase
A. Ththe bzefte e
1. Let dimefisieRal standaF& The minimum let size, lot depth and letwidth standards shall
fiat apply a ept a related to the .densis., fi„rat:ofi .indef Chapter 18.715;
2. Site eevef:age! The site eever-age pr-A-visiefl.-,; eithe base zefle shall apply;
2 Building height• The building height provisions shall nota ply, afi.d
4. Ctr at. e ethaal
he the same s that r real by the hale zene files othemise fi i deal by Chapter
b. The side yard sethaek pr-evisiefis..hall fiat pl.,a ept that all detanhe d str„nt„reshall meet the Unifeffli Building Cede Fequir-ements fer-fire �
walls;
and
e. Crefit yard and rear- .,..,d sethaek r enter in the hale zone sethaalshall_fiat
!7\ A minimum f-ent. Aral sethaek of eight feet; required for-an),gar-age epening
fOF
.-
fOF a attaehe.d sin nle fam",, d..,ellifie 'wing a ate street as lefia as the
R E)f the base zone. All ether-pfevisions of the base zone shall appb,emeept as
modified by this ehapter,
18.350.080 E-weptions to Under-lying Development Standa
ote: moved to 18.350.06
h--a-sed—AM findings that:
1 The m fi+;efi of n h10 eater thanfie et fthfiof r e real parking; afi.d
e
•> home,
parking;e
3. There: an oppeftunity for sharing parking and there : ratan a ,;.define that the fi pert.,
4. Publie tFaRSPOFtatiffl is available to the site, Fedueing the staiidar-ds afid will fiet adversely
5. T-hef:e is inteFest in the pr-esen,atiefi Ofpal4ietilaf:Hattiffil features Of the Site
..,h;ah make ;t in the fi„hl;e interest ton afit a exeeptieii to par-king stafi.dar,d..
Page 8 of 25 June 29, 2005
B. Emeeptions to si- its.The C=effifnission may grant an eyeeptiOR tE)the Si
}. The miaeF a eptie is eta ..te.than 10 pe ent.file required ..1: able dimensional
stafidar-d for- '_
3. The sign :11 be eempatibie with the evemil site plan,the str ,.t,, al a entS and
with the stmetWes and uses on aE�eining pr-epeFfies.
Q Exeeptions to landseaping Fequir-ements. The Commission may grant an e�ieeptiefi to the
0
18.350.040 Planned Development Overlay Zone Requirements]
Staff Note: This is a totally new section developed to address the shortcomings of using
the somewhat irrelevant zoning map and text amendment criteria of 18.380. The basis
for determination of applying a PD should be particular site constraints or opportunities,
and an evaluation of whether such an overlay zone is appropriate for a given site.
[A. General submission requirements. The applicant shall submit an application containing
all of the general information required for a Type III-PC procedure, as governed by
Section 18.390.050.1
[B. Additional information. In addition to the general information described in Subsection A
above, the application for a Planned Development Overlay Zone shall include the
following information, the detailed content of which can be obtained from the Director:
1. Vicinity Map
2. Tax Map identifying subject parcel
3. Survey Data.An aerial photograph and an accurate.survey showing the following
information:
a. Scale, north arrow, benchmark, and date of survey
b. Tract boundary lines
c. Easements:location width, and purpose
d Names and locations of existing road rights-of way on or adjacent or across streets
to the tract, including bridges, curbs,gutters, driveways and culverts
e. Position of buildings and other structures such as foundations, walls,fences,steps,
and paved areas
f. Utilities on or adjacent to the tract-location of gas lines,fire hydrants, electric and
telephone pole& and street lights;and direction, distance to, and size of nearest
water mains and sewers and invert elevation of sewers
g. Location of wetlands,springs,streams, bodies of water, drainage ditches,
watershed areas,]food plains, and other physical features
h. Outline of wooded areas with names and condition of plant material
i. General topographic information
j. Additional information may be needed, depending on site complexities such as soil
information and studies of the geological structure of the site. Requirements for
additional information will be determined during the preapplication conference.]
[4. Basic Site Analysis. The physical analysis of the site is developed primarily from field
inspections. Using the survey,the aerial photograph, and where warranted, infrared
Page 9 of 25 June 29, 2005
aerial photographs,the site designer, working in thefield and in the office, verifies the
survey and notes site design determinants. These should include, but not be limited to
the following:
a. Areas of steep and moderate slopes
b. Macro and microclimatic conditions,including sun angle during different seasons;
prevailing breezes; wind shadows;frost pockets, and sectors where high or low
P g I
points give protection from sun and wind
c. Potential flood zone and routes of surface water runoff
d Possible road access to the site, including potential conflicts with existing road
systems and carrying capacities of adjacent roadways.
e. Pedestrian, bicycle and transit access
f. Natural ecological and aesthetic areas as designated by Goal 5.
g. Significant wildlife habitats that would be affected by site modification according
to a wildlife assessment together with a list of mitigation measures or limitations.
h. Soil conditions relative to supporting plant material, areas suitable for
construction, erosion potential and septic tanks, if relevant
i. Geological considerations relative to supporting structures
j. Exceptional views; objectionable views(use photographs)
k. Adjacent existing and proposed land uses and zoning classifications within 500 feet
with notations on compatibility and incompatibility
1. Potential noise sources,particularly noise generated from traffic that can be
mitigated by using plants, berms, and walls and by increasing buffer distance
between the source and the receiver.)
[C. Approval Criteria. An application for approval of a Planned Development Overlay Zone
must provide findings which shall be reviewed according to the following criteria and not
the criteria of 18.380. In determining whether a site is appropriate for a Planned
Development Overlay Zone, the Commission shall find that at least one of the following
criteria is met:
1. The site is unusually constrained by parcel size or configuration.
2. Access to the site is constrained by preexisting development.
3. The site is constrained by the presence of sensitive lands.
4. There are other unique circumstances that prevent the site from being developed in
conformance with the applicable standards in this Title.
5. In the case of a consolidated application for overlay and concept plan approval, the
applicant has demonstrated that the site lends itself to an innovative planning
approach, that cannot be achieved through a standard application of the Development
Code standards.
6. In the case where the approval authority has required a planned development review as
a condition of approval for a commercial or industrial development 18.350.020.A, the
overlay zone shall automatically be applied.]
18.350. 99[18.350.050 Conceptual Development Plan Submission Requirements]
A. General submission requirements. The applicant shall submit an application containing all of
the general information required for a Type IIID[-PC]procedure, as governed by Section
18.390.050[and the additional information required by 18.350.040.8.]In addition, the
applicant shall submit the following:
1. A statement of planning objectives to be achieved by the planned development through
the particular approach proposed by the applicant. This statement should include a
description of the character of the proposed development and the rationale behind the
assumptions and choices made by the applicant. [The statement should be explicit in
Page 10 of 25 June 29, 2005
defining the architectural style, and what sorts of innovative site planning principles
are utilized including any innovations in building techniques that will be employed.
Furthermore,the statement should explain how the proposal relates to the purposes of
the Planned Development Chapter as expressed in 18.350.010.
Staff Note:A stronger tie-in with the purposes of the planned development principles is
included here. While the purpose is not a review criteria, the burden of explaining how
the proposal meets these goals should fall upon the applicant.
2. A general development schedule indicating the approximate dates when construction of
the planned development and its various phases are expected to be initiated and
completed.
3. A statement of the applicant's intentions with regard to the future selling or leasing of all
or portions of the planned development.[In the case where a residential subdivision is
proposed, the statement shall include the applicant's intentions whether the applicant
will build the homes, or sell the lots to other builders.]
S. A naFm4ive statement pr-esenting iftfema4ien,
B. Additional information. In addition to the general information described in Subsection A
above,the conceptual development plan,data, and narrative shall include the following
information the
1. Existing site conditions;
2. A site concept[including the types of proposed land uses and housing types, and their
general arrangement on the site];
3. A grading concept;
4. A landscape[vegetative cover]concept[indicating a percentage range for the amount
of proposed open space and landscaping, and general location and types of proposed
open space(s)];
15. Parking concept]
5-[6.] A sign concept;a*d
6[7.] A copy of all existing[andl]or proposed restrictions or covenants[;]
[8. A streets and utility concept;and]
[9. A Structure Setback and Development Standards concept, including the proposed
residential density target if applicable]
110. The pedestrian, bicycle and access concept including routes to transit,schools and
other neighborhood activity centers.]
C. Allowable Uses
Staff Note: these were moved from 18.350.060
[l. In residential zones. In all residential zones, an applicant with a planned development
approval may develop the site to contain a mixture of uses subject to the density
provisions of the underlying zone and the density bonus provisions of 18.350.100 B2.
The following uses are allowed with planned development approval:
a. All uses allowed outright in the underlying zoning district;
b. Single-family detached and attached residential units;
c. Duplex residential units;
d. Multi family residential units;
e. Manufactured homes;
Page 11 of 25 June 29, 2005
f. Accessory services and commercial uses directly serving the planned development
only and which are customary or associated with, but clearly incidental to the uses
permitted in the zone,such as personal services,preschool or daycare, and retail
uses less than 5,000 s f. in sum total,
g. Community building;
h. Indoor recreation facility;athletic club,fitness center, racquetball court,swimming
pool, tennis court or similar use;
i. Outdoor recreation facility,golf course,golf driving range,swimming pool, tennis
court, or similar use;and
j. Recreational vehicle storage area.]
12. In commercial zones. In all commercial zones, an applicant with a planned
development approval may develop the site to contain all of the uses permitted outright
in the underlying zone and, in addition, a maximum of 25%of the total gross floor
area may be used for multi family dwellings in those commercial zones that do not list
multi family dwellings as an outright use.]
13. In industrial zones. In all industrial zones, a planned development shall contain only
those uses allowed outright in the underlying zoning district.]
[D. Approval Criteria. Application submittals must include findings to provide the
Commission the basis to make findings that the following criteria are satisfied when
approving or approving with conditions,the conceptual plan. The Commission shall make
findings that the criteria are not satisfied when denying an application.]
[l. The concept plan includes specific designations for areas of open space, their intended
level of use, and how they relate to other proposed uses on the site]
12. The concept plan identifies areas of significant natural resources and identifies
methods for their maximized protection,preservation, and/or management]
13. The concept plan identifies how the future development will integrate into the existing
neighborhood, either through compatible street layout, architectural style, housing
type, or by providing a transition between the existing neighborhood and the project
with compatible development or open space buffers.]
14. The concept plan identifies methods for promoting walkability or transit ridership,
such methods may include separated parking bays, off street walking paths,shorter
pedestrian routes than vehicular routes, linkages to or other provisions for bus stops,
etc.]
[5. The concept plan identiftes the proposed uses, and their general arrangement on site.
In the case of projects that include a residential component, housing type, unit density,
or generalized lot sizes shall be shown in relation to their proposed location on site.]
[6. The concept plan identifies other amenities or innovations that would distinguish the
project from other standard developments.]
Staff Note: This section is entirely new. Conceptual plan criteria were previously the general
approval criteria of 18.350.100, which have now been incorporated as approval criteria for the
detailed plan.
[18.350.060 Detailed Development Plan Requirements]
Staff Note: This section is a combination/consolidation of 18.350.060 Allowed Uses, 18.350.070
Applicability of Base Zone Development Standards, 18.350.080 Exceptions to Underlying
Page 12 of 25 June 29, 2005
Development Standards, and 18.350.100 Approval Criteria, as well as some additional changes.
Where language has been carried forward from other sections, these are shown as unchanged
text, even though the numbering may be different. This is to better distinguish where substantive
language changes have been made to previous standards.
A. General submission requirements. The applicant shall submit an application containing
all of the general information required for a Type III-PC procedure, as governed by
Section 18.390.050, the additional information required by 18.350.040.B and the
information contained in 18.350.050A.
B. Additional Information. In addition to the general information described in Subsection A
above, the detailed development plan, data, and narrative shall include the following
information, the detailed content of which can be obtained from the Director.
L Contour intervals of 2 to 5 ft, depending on slope gradients, and spot elevations at
breaks in grade, along drainage channels or swales, and at selected points, as needed
2. A specific development schedule indicating the approximate dates of construction
activity, including demolition, tree protection installation,ground breaking,grading,
public improvements, and building construction for each phase.
3. Contextual Analysis
a. Building typology and hierarchy:An analysis of the particular building type
(residential, commercial,public) relative to the hierarchy of the various building
types in the city is useful in deciding the general design approach of a new
building. For example,public buildings may be dominant in placement and design,
while residential buildings are subordinate, it is important to maintain any existing
hierarchy that reinforces visual order in the city.Any predominant architectural
solutions and details characteristic of a building type incorporated in the new
building's design can help maintain a recognizable building type.
b. Regional character.An analysis of the city's regional architectural characteristics
is appropriate in developing a design solution that responds to unique regional
characteristics. Regional characteristics may be revealed through unique
architectural types, through vernacular building resulting from local climatic and
cultural characteristics, and from historically significant architecture. Historic
structures should be saved by modifying them for the proposed new use or by
incorporating parts of the existing structure{s) into the proposed design.
c. Cityform: The delineation of cityform created by road layout, location of major
open spaces, and architecture-created forms should be analyzed Elements that
delineate cityform should be reinforced by architectural development solutions for
a particular place within the city. For example, a building proposed for a corner
site should be designed to reinforce the corner through building form, entrance,
and design details.A building proposed for midblock may be a visually unifying
element providing connection and continuity with adjacent buildings. Sites at the
ends of important vistas or adjacent to major city squares probably should be
reserved for important public buildings.
d. Building scale and fenestration:It is important to analyze building scale and
fenestration of nearby structures. Reflecting, although not necessarily reproducing,
such detailing in the proposed building can provide visual unity and continuity in
the architectural character of the city. One example is the use and placement of
cornice lines to define the building's lower floors in relation to adjacent buildings.
Cornice lines also can define the building's relationship to pedestrians in terms of
scale and use.
e. Building transition:Sometimes it may be appropriate to use arcades and porches to
Page 13 of 25 June 29, 2005
provide transition between the building's private interior and the public sidewalk.
Including them may be especially worthy if adjacent buildings have these elements
f. Views:Important city views of plazas,squares, monuments, and natural features
such as waterfronts and parks should be considered.It is important to design the
proposed structure to enhance and preserve such views for the public and for
inhabitants of nearby buildings, as well as incorporating them as views from the
proposed building.
4. Moderate to High Density Development Analysis. If proposing development in an area
with an "urban context", the following additional information may be required:
a. Air movement.Prevailing breezes characteristic of a region may be greatly
modified by urban high-rise structures. Predominant air movement patterns in a
city may be along roadways and between buildings. The placement,shape, and
height of existing buildings can create air turbulence caused by micro air
movement patterns. These patterns may influence the location of building
elements such as outdoor areas and balconies.Also a building's design and
placement can mitigate or increase local wind turbulence.
b. Sun and shadow patterns: The sun and shadow patterns of existing structures
should be studied to determine how they would affect the proposed building. This is
particularly important for outdoor terraces and balconies where sunlight may be
desirable. Sun and shadow pat-terns also should he considered as sources of
internal heat gain or loss. Building orientation, window sizes and shading devices
can modify internal heat gain or loss. Studies should include daily and seasonal
patterns and the shadows the proposed building would cast on existing buildings
and open spaces.
c. Reflections:Reflections from adjacent structures such as glass-clad buildings may
be a problem. The development should be designed to compensate for such glare or
if possible, oriented away from it.
C. Compliance with specific development standards. The Detailed Development Plan shall
conform to the provisions of the base zone as follows:
1. Lot dimensional standards: The minimum lie,lot depth and lot width standards shall
not apply ; There shall
be no minimum lot size except that lots on the perimeter of the project shall not be less
than 80% of the minimum size required in the base zone.
Staff note: the provisions related to computation of density were moved to subsection
E.2., below. To address the concern related to small lot sizes abutting larger parcels
exterior to the PD, a method to transition lot sizes was added, so that perimeter lots
could be no less than 80% of the base zone lot size, the same as would be allowed with
a standard subdivision.
2. Site coverage: The site eeve, Of the zene shall p4 ; The maximum
site coverage is 80%, except in the IP zone where the maximum site coverage shall be
75%;
Staff note: the previous standard required compliance with the underlying zone, which is
in conflict with the PD standards that require 20% landscaping.
3. Building height: The building height pfevisions shall not apply;a„a Any increase in the
building height above the maximum in the base zone will require that the structure be
setback from the perimeter of the site a distance of at least 1-1/2 times the height of the
building.
Page 14 of 25 June 29, 2005
Staff note: the previous standard was a blanket exemption on the height limits.
4. Structure setback provisions:
a. Setbacks for structures on the perimeter of the project shall
be the same as that required by the base zone unless otherwise provided by Chapter
18.360;
Staff note: the previous standard only required front and rear yard setbacks to be
maintained. should be replaced by something more explicit and clearer, such as a
perimeter setback. Setbacks may be required from internal roads that are not designed
to serve abutting parcels. le. Private streets.
shall fneet the TT if i3 'ldi Cederc-quiivmcixco :vis fr e walls; and-
e.
feF aft tt 1, dgle F...:1.r f.dwelling .ing n me street as le..g as the
a o o ...
b. The setback provisions for all setbacks on the interior of the project shall not apply
except that:
L All structures shall meet the Uniform Building and Fire Code requirements;
ii. A minimum front yard setback of 20 feet is required for any garage structure
which opens facing a street. This setback may be reduced for rear or side
loaded garages,if specified on the detailed plan and proper clearances for
backing movements are accounted for.
iii. A minimum front yard setback of eight feet is required for any garage opening
for an attached single-family dwelling facing a private street as long as the
required off-street parking spaces are provided This setback may be reduced
for rear or side loaded garages that do not access public streets, if specified on
the detailed plan and proper clearances for backing movements are accounted
for.
c. If seeking to modify the base zone setbacks,the applicant shall specify the proposed
setbacks,either on a lot by lot, or project wide basis. The applicant may propose,
or the commission may require,actual structure footprints to be shown and
adhered to.
5. Other provisions of the base zone. All other provisions of the base zone shall apply
except as modified by this chapter.
D. Conformance with the Conceptual Plan required The Direete Planning Commission
shall approve the detailed development plan upon finding that the plan conforms with the
conceptual development plan approved, or approved with conditions by the Commission.
The detailed plafl shall be appr-eved unless the Dir-ee4er-finds-A change from the conceptual
plan may be acceptable unless:
1. The change increases the residential densities, increases the lot coverage by buildings or
reduces the amount of parking;
2. The change reduces the amount of open space and landscaping;
Page 15 of 25 June 29, 2005
3. The change involves a change in use;
4. The change commits land to development which is environmentally sensitive or subject
to a potential hazard; and
5. The change involves a major shift in the location of buildings, proposed streets,parking
lots , landscaping or other site improvements.
E. Detailed Development Plan Approval Criteria. If the detailed plan is found to be in
conformance with the conceptual plan, the following specific review criteria must
additionally be satisfied Applications shall provide findings to provide the Commission
with the basis to make findings that the following criteria are satisfied when approving or
approving with conditions,the detailed plan. The Commission shall make findings that the
criteria are not satisfied when denying an application.
1. All the provisions of the land division provisions, Chapters 18.410,18.420 Partitions and
18.430 Subdivisions, shall be met;
Staff Note: 18.410 was deleted since this chapter refers to lot line adjustments, not land
division.
2. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A
planned development need not meet these requirements where a development plan
provides alternative designs and methods, if acceptable to the Commission,that promote
the purpose of this seetien[chapter]. In each case, the applicant must provide findings to
justify the modification of the standards in the chapters listed below. The applicant shall
respond to all the applicable criteria of each chapter as part of these findings and
clearly identify where their proposal is seeking a modification to the strict application
of the standards. For those chapters not specifically exempted, the applicant bears the
burden of fully complying with those standards, unless a variance or adjustment has
been requested The developer-may ,.i.,ese top ide OF the eefnmissiowe
planting,
Staff note: this subsection is a combination of 18.350.070 and 18.350.080. The
suggestion that the commission may require additional open space is replaced by a later
criterion that stipulates a mandatory amount of open space.
[a. Chapter 18.360,Site Development Review.] The provisions of Chapter 18.360, Site
Development Review,are not applicable to Planned Development Reviews. The
detailed development plan review is intended to address the same type of issues as
the Site Development Review.
Staff Note: The current PD chapter exempts PD projects from SDR criteria. The
committee suggested that the SDR criteria should be applied, as there were some areas
that were not addressed by the PD criteria. Staff compared the two sets of standards
and found that only 18.360.090.3 (Exterior Elevations) and 18.360.090.9 (Demarcation
of semi public and private spaces) were omitted entirely. The other SDR criteria were
substantially the same. The omitted sections have been added into this chapter. By
having the review criteria in the PD chapter they can be tailored to specific PD issues.
As a result, staff is recommending that the exemption from SDR criteria remain.
b. Chapter 18.705,Access, Egress and Circulation. [The Commission may grant an
exception to the access standards, upon a demonstration by a professional engineer
Page 16 of 25 June 29, 2005
that the resulting access will not be detrimental to the public safety considering
emergency vehicle needs,and provisions are provided for all modes of
transportation using the site (vehicles, bicycles,pedestrians,and transit).)
c. Chapter 18.715, Density Computation and Limitations. Unless authorized below,
density shall be governed by the density established in the underlying zoning district,
[using the minimum lot size established for that district. Where a project site
encompasses more than one underlying zoning district, density shall be aggregated
for each district, and may be allocated anywhere within the project site, as deemed
appropriate by the commission.]
The Commission may further authorize a density bonus[as defined in 18.1201 not to
exceed 10%as an incentive to increase or enhance open space,architectural character
and/or site variation incorporated into the development. These factors must make a
substantial contribution to objectives of the planned development. The degree of
distinctiveness and the desirability of variation achieved shall govern the amount of
density increase which the Commission may approve according to the following:
Staff note: This section has been slightly revised. First, a provision was added to allow
density to be transferred within the PD. For example if a PD included an acre of R-12
and an acre of R-7 zoning a total of 19 units would be permissible. Rather than require
12 units on one acre and 7 on the other, the commission may allow a reallocation of
density to either spread it out(an aggregate of about R-10) or concentrate it in one area
of the site.
L [A 1% bonus for each 5%of the gross site area set aside in open space, up to]a
maximum of[5%13%, is allowed for the provision of active use recreational open
space, exclusive of areas contained in floodplain, steep slopes,drainageways, or
wetlands that would otherwise be precluded from development;
Staff note: a formula of I%per 5% was added for more objective guidance. Also, since
mandatory open space (in some fashion, either minimal use, passive use or active use)
is a recommended requirement, and sensitive lands are typically reserved by other
regulations for open space, this creates an incentive for providing active recreational
area.
iL A maximum of 3-9/a is allowed fef landseaping; stFeetseape development;
developed open > ;
r-eer-eation o development; n&e etenti,. of o stir o eta4iefi[A -1%bonus
for each 1% of total project cost invested in development of pedestrian
amenities,streetscape development, recreation areas,plazas, or other items
from the "Planning Commission's Toolbox,"up to a maximum of 5%
Staff note: a formula of 1% to 1%project cost was added for more objective guidance.
iii. A mffliifatim of 3,04 is allowed for er-eation of visual feeal peints; use ef existing
Staff Note: aside from visual focal points, which is really tough to assign a value to,
these other items are market driven and generally will be utilized by the developer to
reduce project costs (less grading) or increase lot values (sun, view). This section
should be deleted.
Page 17 of 25 June 29, 2005
r:. A fnwiimam of 20% alit.,of ar-ehiteetur-al quality and style; 4..,...,.enie,... , Of
Staff Note. This is the stated purpose of PD's. Why should a bonus be provided for
projects that do what they are supposed to do? Perhaps varied use of building types
and/or pricing levels to meet affordable housing objectives would be something to
consider, but as written, this bonus provision should be removed. Another consideration
would be to grant density reductions, based on site specific criteria with a potential
mitigation program (i.e. Transfer of Development Rights)
d. Chapter 18.745, Landscaping and Screening. [The Commission may grant an
exception to the landscape requirements of this title upon a finding that the overall
landscape plan was prepared by a licensed landscape architect,provides for 20%of
the gross site area to be professionally landscaped, and meets the intent of the
specific standard being modi ted
Staff Note: The requirement for a licensed landscape architect was added to ensure that
a greater understanding of plant types and their appropriate uses and placement is
followed in the development of a landscape plan. A professionally prepared landscape
plan should also be able to show how a specific standard may be met through an
alternate means, e.g. a narrower buffer with a greater use of evergreen trees and
shrubs, instead of a masonry wall.
e. Chapter 18.765, Off-street Parking and Loading Requirements. [The Commission
may grant an exception to the off-street parking dimensional and minimum
number of space requirements in the applicable zone based on findings that.
L The minor exception is not greater than 10 percent of the required parking;
and
ii. The application is for a use designed for a specific purpose which is intended to
be permanent in nature,e.g., a nursing home, and which has a low demand for
off-street parking; or
iii. There is an opportunity for sharing parking and there is written evidence that
the property owners are willing to enter into a legal agreement; or
iv. Public transportation is available to the site, and reducing the standards will
not adversely affect adjoining uses; or
v. There is a community interest in the preservation of particular natural features
of the site which make it in the public interest to grant an exception to parking
standards.]
f. Chapter 18.780, Signs. The Commission may grant an exception to the sign
dimensional requirements in the applicable zone based on findings that:
i. The minor exception is not greater than 10 percent of the required applicable
dimensional standard for signs;
ii. The exception is necessary for adequate identification of the use on the
property; and
iii. The sign will be compatible with the overall site plan, the structural
improvements and with the structures and uses on adjoining properties.
g. Chapter 18.795, Visual Clearance Areas. [The Commission may grant an exception
to the visual clearance requirements, when adequate sight distance is or can be
met;]
Page 18 of 25 June 29, 2005
[h. Chapter 18.810,Street and Utility Improvements,Sections 18.810.040,Blocks; and
18.810.060,Lots. In addition, deviations from street standards shall be made on a
limited basis, and nothing in this section shall obligate the City Engineer to grant
an exception. The Commission retains the ability to not allow an exception but
may not grant an exception to street standards not sanctioned by the City Engineer,
other than through the procedures in 18.370, Variances and Adjustments. The
City Engineer may determine that certain exceptions to the street and utility
standards are permissible when it can be shown that.
L public safety will not be compromised
ii. in the case of public streets, maintenance costs will not be greater than with a
conforming design.
iii. the design will improve stormwater conveyance either by reducing the rate or
amount of runoff from present standards or increasing the amount of pollutant
treatment.]
Staff note:Adding Chapter 18.810 is new, but the exemptions are limited. The
applicable sections from this chapter refer to specific site planning standards such as
block length dimensions, general connectivity, and lot size and shape. There are
certainly cases to be made where these standards do not fit a particular design concept
that better meets the intent. An allowance for the city engineer has also been included
for the other street and utility standards with a very narrow allowance for deviations.
Public streets and utilities are the domain of the city engineer and public traffic
circulation and safety are his charge. However, there may be instances where new
technologies or design techniques are superior and have not been able to be codified in
standards. This would permit use of such techniques or standards.
3. In addition,the following criteria shall be met:
a. Relationship to the natural and physical environment:
i. The streets,buildings and other site elements shall be designed and located to
preserve the existing trees,topography and natural drainage to the greatest degree
possible. [The commission may require the applicant to demonstrate why a
particular alternate site plan that may result in greater preservation of trees,
topography and natural drainage would either not be feasible or would result
in a greater loss of those resources;]
ii. Structures located on the site shall not be in areas subject to ground slumping and
sliding[as demonstrated by the inclusion of a specific geotechnical evaluation;]
(3) There shall be adequate distanee between an site buildings and other an site an
eff site buildings en adjoining pr-epei4ies te pf:evide fef adequate light and air-
Staff Note: the previous requirement "There shall be adequate distance between on-site
buildings and other on-site and off-site buildings on adjoining properties to provide for
adequate light and air circulation and for fire protection"was deleted since the perimeter
setback requirement should account for offsite separation distance. Fire and building
codes regulate on site building separation. If not attached, typical setbacks are three
feet(6 feet between buildings.).
[iii. Using the basic site analysis information from the conceptual plan submittal,]
the structures shall be oriented with consideration for the sun and wind
directions,where possible; and
Page 19 of 25 June 29, 2005
Staff note: the previous requirement "Trees preserved to the extent possible." Was
deleted as it repeated subsection (18.350.060.F.3.a.i.) above. In that standard, the
commission may require the applicant to defend why their plan achieves greater
protection than an alternative concept proposed by the commission or why the
commission's plan is infeasible.
b. Buffering, screening and compatibility between adjoining uses:
i Buffering shall be provided between different types of land uses,e.g., between
single-family and multi-family residential,and residential and commercial uses;
ii In addition to the requirements of the buffer matrix(Table 18.745.1),the
requirements of the buffer may be reduced if a landscape plan prepared by a
registered Landscape Architect is submitted that attains the same level of
buffering and screening with alternate materials or methods. The following
factors shall be considered in determining the adequacy and extent of the buffer
required under Chapter 18.745.:
Staff note: a registered landscape architect is required to prepare a plan for
requesting landscaping adjustments in order to ensure a greater level of
appropriate plant type understanding to satisfy the following.
(a) The purpose of the buffer, for example to decrease noise levels, absorb air
pollution, filter dust, or to provide a visual barrier;
(b) The size of the buffer needs in terms of width and height to achieve the
purpose;
(c) The direction(s)from which buffering is needed;
(d) The required density of the buffering; and
(e) Whether the viewer is stationary or mobile.
iii. On-site screening from view from adjoining properties of such activities as
service areas, storage areas, parking lots and mechanical devices on roof tops
shall be provided and the following factors shall be considered in determining the
adequacy of the type and extent of the screening:
(a) What needs to be screened;
(b) The direction from which it is needed; and
(c) Whether the screening needs to be year-round.
c. Privacy and noise: Non-residential structures which abut existing residential
dwellings shall be located on the site or be designed in a manner,to the maximum
degree possible,to protect the private areas on the adjoining properties from view
and noise;
[d Exterior elevations—residential use:Along the vertical face of single-family
attached and multiple family structures, offsets shall occur at a minimum of every
30 feet by providing any two of the following:
i. Recesses, e.g., decks,patios, entrances,floor area, of a minimum depth of eight
feet,
ii. Extensions, e.g., decks,patios, entrances,floor area, of a minimum depth of
eight feet, a maximum length of an overhang shall be 25 feet; and
iii. Offsets or breaks in roof elevations of three or more feet in height.)
Page 20 of 25 June 29, 2005
e. Private outdoor area—residential ffH464ewimly use:
Staff note: These standards were revised to apply to all residential(single family and
multi family) development. Previously, only multi family dwellings.
i. ,[Exclusive of any other
required open space facility,]each ground-level residential dwelling unit shall
have an outdoor private area(patio, terrace, or porch)of not less than 48 square
feet[with a minimum width dimension of four feet;J
ii. Wherever possible, private outdoor open spaces should be oriented toward the
sun;and
iii. Private outdoor spaces shall be screened or designed to provide privacy for the
use of the space.
f. Shared outdoor recreation and open space facility areas—residential-^t•1�y
use:
i in addition to s..1 para,,-.phs(2)and(3)of this s�;nn Exclusive of any other
required open space facilities, each residential dwelling development shall
incorporate shared usable outdoor recreation areas within the development plan
as follows:
(a) Studio units up to and including two bedroom units,200 square feet per unit;
(b) Three or more bedroom units, 300 square feet per unit.
ii. Shared outdoor recreation and open space shall be readily observable from
adjacent units for reasons of crime prevention and safety;
iii. The required recreation space may be provided as follows:
(a) it may be all OUtdOOF spaee; e
(e) it may be all publie or-eemmen spaee; or-
(d) it may be .,..t a 4 p fMut„ '
e and afeto� e example, e an
outdoor-tennis aen, ....t .,dr-. e..tid b -le :ems 1. . n .it0
� . ee ..,� „ne �
(e) Where b 1,enies are added to units, the baleenies shall not be less than 48
square feet.
[(a)Additional outdoor passive use open space facilities;
(b) Additional outdoor active use open space facitilies;
(c) Indoor recreation center, or
d A combination of the above.
Staff Note: The SDR standards permit balconies to be used for semi public outdoor area,
but this seems a weak level of excellence to expect from a planned development project,
therefore its recommended that this provision be deleted.
[g. Demarcation of public,semi-public and private spaces far crime prevention:
L The structures and site improvements shall be designed so that public areas
such as streets or public gathering places, semi-public areas and private
outdoor areas are clearly defined to establish persons having a right to be in
the space,to provide for crime prevention and to establish maintenance
responsibility;and
ii. These areas may be defined by, but not limited to:
(a) A deck,patio, low wall, hedge, or draping vine;
(b) A trellis or arbor;
Page 21 of 25 June 29, 2005
(c) A change in elevation or grade;
(d) A change in the texture of the path material;
(e) Sign; or
(n Landscaping./
h. Access and circulation:
i. The number of[required]allowed access points for a development shall be
provided in Chapter 18.705;
ii. All circulation patterns within a development must be designed to accommodate
emergency [and service] vehicles;and
iii. Provisions shall be made for pedestrian and bicycle ways [abutting and through
a site] if such facilities are shown on an adopted plan for terminate at the
boundaries of the project site].
i. Landscaping and open space:
i. Residential Development: In addition to the[buffering and screening
requirements of paragraph b of this subsection,and any minimal use open
space facilities]requir-ements of subpar-agmphs(4)and(5) of seetion a of this
subseetien, a minimum of 20 percent of the site shall be landscaped. [This may
be accomplished in improved open space tracts, or with landscaping on
individual lots provided the developer includes a landscape plan and surety for
such landscape installation];
!` l Deyelepment• A m of 15 pe ent of the site shell be
�. cvxnrrrcrcrara����prrxcri i^.,.,..... ...., .,..., .,..».. .,_
landseaped; and
industrial l Development: A fn of 15 p ent of the site shell he
7'7"fZTIQ7TSC[Ti7TDcr{,T7�7mv77 �-tJ GrG�iil[orrrry aTC ,a,,..., vv
Staff note: These sections were deleted as they are repeated in and conflict with
18.350.060.D.2. Site Coverage.
J. Public transit:
i. Provisions for public transit may be required where the site abuts for is within a
Y4 mile of/a public transit route.The required facilities shall be based on:
(a) The location of other transit facilities in the area; and
(b) The size and type of the proposed development.
ii. The required facilities[may include but are not necessarily limited to]shall be
limited to such facilities as:
(a) A waiting shelter;
(b) A turn-out area for loading and unloading; and
(c) Hard surface paths connecting the development to the waiting area.
i. Signsi.
i. in additien to the PFO'ViSiORS Of Chapter 18.780, Signs:
(a) T tion of„11 signs pr-epesed f r the development site; and
Staff Note: the sign requirements were deleted as redundant and meaningless criteria.
k. Parking:
Page 22 of 25 June 29, 2005
i. All parking and loading areas shall be generally laid out in accordance with the
requirements set forth in Chapter Chapte 18.765;
ii. Up to 50%of required off-street parking spaces for single-family attached
dwellings may be provided on one or more common parking lots within the
planned development as long as each single-family lot contains one off-street
parking space.
1. Drainage: All drainage provisions shall be generally laid out in accordance with the
requirements set forth in Chapter 4-8-.7q-5-[I8.8101, and the er-iteria in the adep a
1981 master drainage pla% An applicant may propose an alternate means for
stormwater conveyance on the basis that a reduction of stormwater runoff or an
increase in the level of treatment will result from the use of such means as green
streets,porous concrete,or eco roofs.
m. Floodplain dedication: Where landfill and/or development is allowed within or
adjacent to the 100-year floodplain,the City shall require consideration of the
dedication of sufficient open land area for a greenway adjoining and within the
floodplain. This area shall include portions of a suitable elevation for the construction
of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted
pedestrian bicycle pathway plan.
n. l Q�0 Shared Open Space[Facilities].
A. RequtPements famed open spaee. WheFethe epea$puce is dcsrgnated
1 The e spaee e shall be s1,....,n on the final ,algin and r-eeer-ded
with the Difeeter; and
7 Theepen spaee shall be a ,e.d in aeeer-daneewith.-. of th
fallewifig methods-
By,de,die do to the!"';t., ., ubliely e.d and ,,, „taine d
open spaee. n., e seal for-,de,die.,tio to the Git<,
must be aeeeptable-to-it-with regard 4e the size, ,
limos:
h. ..By les;.,.. g title (inelu ding be„efieia
� e
entity,with the Gity retain,ing 4he development fights to the
eafiveyanee must inelude table to the Q
TrT
/1 1 The ., ntinue.d use of.,ueh land fee-the inte..,de,d
sueh maintenanee;
/A\ Adequate insur-anee r-eteetion; and
/G\ Deeeye..y of less sustained bye ally and
lemnation or-other-wise.
Page 23 of 25 June 29, 2005
e. By , method which achieves the obje.tiyes set f.th ;
Subseetion 2 above this se,.6eii
[Exclusive of any other required open space facilities or buffer areas,
the detailed development plan shall designate a minimum of 20% of the
gross site area as an open space facility. The open space facility may
be comprised of any combination of the following:
i. Minimal Use Facilities. Up to 75%of the open space requirement
may be satisfied by reserving areas for minimal use. Typically these
areas are designated around sensitive lands(steep slopes, wetlands,
streams, or 100 year floodplain).
ii. Passive Use Facilities. Up to 100%of the open space requirement
may be satisfied by providing a detailed development plan for
improvements (including landscaping, irrigation,pathway and other
structural improvements)for passive recreational use.
iii. Active Use Facilities. Up to 100% of the open space requirement
may be satisfied by providing a detailed development plan for
improvements(including landscaping, irrigation,pathway and other
structural improvements)for active recreational use.]
div. The open space area shall be shown on the final plan and
recorded with the Directorpwnd
to. Open Space Conveyance. Where a proposed park,playground or other public use
shown in a development plan adopted by the City is located in whole or in part in a
subdivision, the Commission may require the dedication or reservation of such
area within the subdivision,provided that the reservation or dedication is roughly
proportional to the impact of the subdivision on the park system.
Where considered desirable by the Commission in accordance with adopted
comprehensive plan policies, and where a development plan of the City does not
indicate proposed public use areas,the Commission may require the dedication or
reservation of areas within the subdivision or sites of a character, extent and
location suitable for the development of parks or other public use,provided that the
reservation or dedication is roughly proportional to the impact of the subdivision
on the park system. The open space shall be conveyed in accordance with one of
the following methods.]
[i Public Ownership.]
as open-space-Open space proposed for dedication to the City must be acceptable
to it with regard to the size, shape, location, improvement and budgetary and
maintenance limitations. [A determination of City acceptance shall be made in
writing by the Parks& Facilities Division Manager prior to final approval.
Dedications of open space may be eligible for Systems Development Charge
credits. If deemed to be not acceptable, the open space shall be in private
ownership as described below];
[ii. Private Ownership.]By leasing eFconveying title(including beneficial
ownership)to a corporation, home association or other legal entity, with the City
retaining the development rights to the property. The terms of such 'easeOF other
instrument of conveyance must include provisions suitable to the City Attorney
for guaranteeing the following:
(1) The continued use of such land for the intended purposes;
Page 24 of 25 June 29, 2005
(2) Continuity of property maintenance;
(3) When appropriate,the availability of funds required for such maintenance;
(4) Adequate insurance protection; and
(S) Recovery for loss sustained by casualty and condemnation or otherwise.
(e) Byan),fneihed.,hi al. .,ehieyes the ebjeetiyes sot feFth above in this soetion
Page 25 of 25 June 29, 2005
1
Attachment 5
a
THE PLANNING COMMISSIONERS' TOOLBOX
The following list and illustrations are intended to provide guidance to both the Planning
Commission and the applicant in developing and reviewing applications for Planned
Developments. A planned development approval should be reserved for situations where
either the peculiarities of the developing parcel or the specific proposed design deserve
special judgmental consideration outside the strict constraints of the subdivision
ordinances. In evaluating a proposal, the commission should see evidence that the
applicant has conducted a site analysis.
SITE ANALYSIS
- Survey Data(scale, north arrow, date, boundary, easements, abutting rights of
way, existing buildings and paved areas, utilities, location of water features, tree
data, contour intervals)
- Constraint Analysis(steep slopes, flood zones, surface water channels,road
access, geologic soil constraints, adjacent land uses, major noise sources)
- Opportunities (sun angles,pedestrian linkages, exceptional views, wildlife habitat
areas,tree groves)
CONVENTIONAL YIELD PLAN
- This plan should show a conforming subdivision that has no special attributes.
The basic premise is to just show how density can be achieved by meeting the
standards.
PROPOSED PLAN
- This plan reflects the maximization of opportunities and avoidance of the
constrained portions of the site. There should be no regard to what the typical
development standards require. The objective here is design excellence.
PLAN SUBMITTAL REQUIREMENTS
Conceptual Plan Requirements:
If applying for conceptual and detailed plan approval at the same time,the concept plan
must be presented at the neighborhood meeting. The applicant and planning staff shall
determine at the preapplication conference whether a joint conceptual/detail plan can be
submitted or, based on the size or complexity of the project, whether the two approvals
must remain separate. It is the express intention that the concept is entirely open for
discussion. The applicant is responsible for soliciting input and documenting the ideas
that are put forward during the meeting. There is no obligation to revise the plan based
on this meeting,but the planning commission can examine and request defensive
argument from the applicant on why a particular concept raised at the meeting was not
further explored or if explored, why it was not chosen.
If applying for concept plan approval prior to detail plan(i.e. separate actions),the same
neighborhood meeting method shall be used,except that after the PC approves the
concept,the detail plan that implements the concept is not open for discussion as far as
changing the concept elements. For example if the PC approved a 3 and 4 unit attached
product for 15 units, 80%max coverage, reduced front and rear setbacks, 22%open
space, with an alpine flair, while certain aspects of the detail are alterable like building
orientation and placement, street layout etc.,the PC could not come back and require
additional open space, limit the buildings to 3 units only, reduce lot coverage and require
a cosmopolitan style design, without the applicant's consent.
Concept Plan should identify the following:
o Housing type (duplex, attached, detached, zero lot line, efficiency units, flats,
apartments)
o Use Type (Services and Commercial Uses for PD residents Community Building
Indoor Rec Facility Outdoor Rec Facility RV Storage, Residential Living)
o Should other uses be considered, such as neighborhood retail <5,OOOg.s.f.? Would
require amending the list of allowable uses.
o Number of units (or range,within the allowable densities of 18.715 and 18.350)
o Lot coverage specs.
o Setbacks (front, garage, rear, side, street side, any specific projections such as
porches or decks)
o Parking (where any additional is provided off street, except for in garages)
o Percent of open space (range or ballpark estimate)
o Other unique site design aspects that would be assisted by the PD process (such as
rear loaded alley units, front yards out to open space, common courtyards between
homes, unique street design, odd shaped lots, etc.)
o Development theme-(e.g. English Park-tudor style architecture with old english
park benches OR Northwest Forest—Craftsman with natural materials highlighted
throughout,boulders in landscaping)
o Schedule for construction/completion
Detail Plan Requirements.
There is a provision allowing an applicant to receive concept plan approval at PC and
then through an SDR get detail plan approval at a staff level. This should not be
permitted. There is too far a leap between the concept and detail to infer the PC's intent.
In other words,the concept should be just that, a concept. Leave it loose, for public and
PC discussion. The detail plan(which in all likelihood would be submitted
simultaneously) needs to show how the concept is being implemented.
The Detail Plan should include the following:
o Site plan
o Building Envelope Plan (setbacks which could also include specific allowances
for porches, dormers,bay windows, lot coverage, height, other site development
specs.)
-f Z
o Lot plan (i.e. preliminary plat)
o Landscape plan
o General Utility Plan(s) (sewer, water, streets, drainage,etc)
o Preliminary street profiles
o Architectural details or design controls(CC&R's) both for the structures and for
other site amenities(benches, street lights,ped path lights,walkways,bike racks
etc)
FOR COMMISSIONER CONSIDERATION:
These are not criteria for approval but are instead intended to be considered by the
commission to help determine whether the project sustains the burden for granting
variations to the other development standards in the code.
-Open Space/Natural Area
The degree of open space required should be commensurate with the intensity of the
density within the development. In other words, if the homes are packed tight together
with small lot sizes,more open space should be required. Mathematically,this could be
expressed in percentages: if the average lot size of PD lots in the R-7 zone are 3,000
square feet,they are 40% smaller than required in the zone. Therefore, 40%open space
or natural area should be provided. If there is unsuitable area for open space or natural
areas on site,then the applicant may propose to pay a fee in lieu or an off site location,
which the commission may accept or reject.
There should be a baseline requirement for"Natural Areas or Open Space" with any PD.
A minimum of 20%of the net buildable area should be reserved. This may be a
combination of:
Natural Area.An area of land and/or water that has a predominantly undeveloped character.
Natural areas may be pristine,or may have been previously affected by human activity
such as vegetation removal,agriculture, grading or drainage if such areas retain
significant natural characteristics, or have recovered or been restored to the extent that
they contribute to the City's natural systems including hydrology,vegetation,or wildlife
habitat.Natural areas shall be permanently reserved by common ownership among the
owners of a development,dedicated to the public, or by other appropriate means
committed to the use for which it was intended.
Open Space.Land to remain in natural or landscaped condition for the purpose of providing a
scenic, aesthetic appearance and/or protecting natural processes,providing passive or
active recreational uses,and/or maintaining natural vegetation. Open space shall be
permanently reserved by common ownership among the owners of a development,
dedicated to the public,or by other appropriate means committed to the use for which it
was intended.
a. Active Use Recreational Facilities: Facilities for recreational uses that tend to be
more organized and/or that require a greater degree of site development and
conversion of natural area,including sports fields,playground equipment, group
picnic shelters,hard surfaced pathways,permanent restrooms, accessory parking lots
and similar facilities.
� 3
b. Passive Use Recreational Facilities:Facilities for recreational uses related to the
functions and values of a natural area that require limited and low impact site
improvement, including soft-surface trails,signs,pedestrian bridges, seating,viewing
blinds,observation decks,handicapped facilities,drinking fountains,picnic tables,
interpretive facilities,and similar facilities.
If the amount of natural area does not meet or exceed 20%, then the applicant should
provide additional area (either open space or created or enhanced natural area). With
CWS's consent, buffer areas may be utilized for some passive recreational uses.
If the development proposed a condo or multi family project(no lots, and therefore no lot
size equation) then the minimum 20% would be required and then the formula in
[18.350.100.B.3.e.] would be used to determine additional increases: usable outdoor
recreation space shall be provided in residential developments for the shared or common
use of all the residents in the following amounts: (1) Studio up to and including two-
bedroom units, 200 square feet per unit; and(2) Three or more bedroom units, 300 square
feet per unit.
Unlike the similar SDR criteria which allows balconies and semi-public/private yards
behind the units, this space would have to be in a consolidated form for all occupants of
the development(See The Village at Washington Square for an example).
-Lot Size Transition.
Lots that abut existing single family lots which conform to the lot size standard in the
zone should transition to smaller lot sizes interior to the subdivision. This should not
apply to lots across a public street, open space, or significant natural resource from
existing SFD's. (When exempting this requirement due to the presence of significant
natural resources or open space,the commission shall determine that the width of the
intervening area provides a suitable buffer. Typically this buffer would be the equivalent
depth of a conforming lot)
Since averaging lot sizes is permissible in standard subdivisions, the minimum size for
lots abutting existing SFD's should be no less than 80%of the minimum size for that
zone. An exception to this standard should be recognized for attached single family units
(3 or more per building). In cases where attached units directly abut SFD's,the
commission may consider limiting the number of contiguous units to break up the
massing of the building, or change the orientation of the units, or require additional
architectural design features to mitigate for the height and bulk of the proposed building.
It is within the purview of the commission to stipulate building height envelopes as well
as setback envelopes if an impact nexus can be shown.
- Open Space Amenities
In addition to passive use recreational trails,the commission may require a program of
interpretive signage to be installed if deemed relevant and sensible. The purpose of this
signage would be to educate users about either how the development was responsive to
the natural features and constraints on the site, or aspects of the environment and
ecosystem present on the site. The commission may require final review and approval of
the sign design templates and proposed locations.
-Transit and Pedestrian Networks
For larger scale developments, an integrated system of off street pedestrian trails should
connect various points both within and adjacent to the development. Opportunities for
future trail extensions (similar to the future streets plan) should be explored as well.
Also, transit amenities should be incorporated where relevant(i.e. where bus service is
available or planned in the Transportation System Plan). Other considerations for school
bus transport(such as rain shelters)could be provided, but should be in a highly visible
location and designed to thwart vandalism and other criminal acts.
-Intensity of Density
The amount of density above the minimum should be correlated to the level of added
amenities the applicant is proposing. The commission should feel that on the whole,the
project is going above and beyond the minimum level and quality of improvements.
- Other Amenities
The developer may propose other types of amenities that make a project unique. These
can include public art or sculptures, fountains, artificial water features,professionally
designed landscape theme (for lots or common tracts),
- Public Facility Design Features
• Retaining walls should be constructed or faced with natural or natural appearance
materials. Large mass retaining walls should be discouraged,unless forming a public
space. Generally,walls should not exceed 4 feet in height.
• Sidewalks should be allowed to step off the beaten path:
1P
R
i -
f{r
+y.
The shortest distance bea strai•ht line,but that is not always a good thing.
Fixtures should be distinctive:
l'
f yijyi
i'x ��
• O en S aces should be invitin
• Innovative and/or unique building materials should be used, such as brick or other
modular avers, reen roofs, reen streets,
� 7
OTHER IDEAS:
*Standard subdivision only allowed for projects meeting minimum density. All other
projects must go through a PD process. This provides the much needed incentive to
direct projects to the PD review,while still allowing an owner to pursue an administrative
approval. This also balances the higher density impacts with a higher degree of
oversight. Lower density projects have not been as controversial, and are generally less
impacting on natural resources and adjoining neighbors.
• Purpose validation: The developer/applicant should address how their project achieved
the following principles:
Housing stock diversity?
Architectural Detail and Diversity?
Pedestrian Amenities?
Improved Public Safety?
Accommodates Children and/or seniors?
Sustainable Development?
Preservation of significant natural resources?
Integration with the existing neighborhood?
PLANNING BASICS '
Plan Layout Type. In small projects, the specific layout may not be apparent, but this
may help to identify what the greater neighborhood plan is, and whether the proposal is
consistent with the general pattern around it.
Orthogonal Grid Grid with Diagonals Diagonal Grid
-
IRM
� d 1 n
r
M�/AMUM lffi? DAL 16"MICHONT
ADVANTAGES ADVANTAGES ADVANTAGES
1.E—.1Nn1 dracuonal or.fnlalhon 1.St—I hgra.cl.y.nlh diagonals for thm,gh bafrt 1 SI»k h,a-mh
Y—. fnt thr.,ypl.baffle
1,tar henrytxn*ro lad. 2.Ewn dsparsat d uaff.through the pnd 2 P..r.di
3.Str..t hiararehy with end blocks for Thew h Ir.1fe sp.rsal hM trar'ie rYunugh'h.r•.wvork
g 7.DRlronafs vsPad f4 Me terrain 1 Okapenalf nspsnd��nein
!.E.an dhp.esa2 d us:hc rhro..OA 9..grid A.Diwg".a,nw,pt monotony of th.ped 4 m:rinw-&*V errs-br S.nrn.rnc.a~y
S Srrapht la..a.nhatra.ho11H.p I.rtam DISADVANTAGES S.Crnvollaot*v.n.ry f w.....d km
b,EffeL m dout&.biinp d dl.Ys.nd.1"es 1 IAhnon1,Abl..an.ry d tleeks.ed leaf 6.EW—M d-1,4+oaawe9 of~la,wtai.s
iDtSA D V A NTA GL$ 2.Hgfh nvn+bat Ol.wtwMd leh shspp T.Dage—I.ntsrs.c::_-f spsrisPY w.1 d.fin.,Q
I-Moft mo.s w;.rfa paeiodc*AY hniom4 ed 3D4�.Nhal.�uerahona:wtraltyAda(uh.d OfSADVANTAGE$
20o.s nOs fttOmn'hOMI.N+++eneh.nul Int.rruprrm I.Toed$M b.trson.r.,rq
3.Vn..shiona+y.he ft..P t.nain
Organic Curvilinear Discontinuous
i J
ff
h f7
h.e,.NTVGKCY RIVsiRiW! R e.**Lat.
ADVANTAGES ADV A M T A GES AO V AMTA GES
1 Sv a hr—lr y—1h lona—..for IMeh.y.v.Nie t Ntrfna.e.11Y esr.ninp by d.R.vriy.u.a. t,Ste..[I— ai rwire ortaet.n fe.hhro..ph b.fr
2 Ennd4p.—,d valrh dvw.ah r..t..oA iEneh..h:orn..od.t...nwenrn.nrM..s.r.00tio.s 2Co..ro..bla.a wet ok.,*.rho bU
3...h.... a,mft—tinq br P.. ,rk vw:.h 1_Night,n.wn.wo eo e.n.in 3 E.+ily.e—a"—rwi.enrw.r.r,.t:n..r.uo�o.:
AR..Po.r..ho—. AE..e dhw—A d—fT hhrwgl.0-n. —k 4.lip6Vr ..pa.ft.P t..r.n
SEs.h s000mn.od.a..m..ronm..ha+mwrrvption• DISADVANTAGES DISADVANTAGES
6.Shop.ti t&1—ir..r.d wra. I LIM.dr-110..1—I.,— 1 Co.hcr.v.tiow of—*,.
Y
DISADVANTAGES 2I.I..cont.ebW—tv of bts 2 Thhndf ro b.hfap...hf..d
1.lNmnvW.d..v nary ee b10.:a..rW hea I.M.rwtrr..l lir.rChlr a1.V..ta
1 All diagrams and text information excerpted from"Site,Community,and Urban Planning"by G.
Greenan,A.Duany,E.Plater-Zyberk,K.Zaharin,I.Shafie;The Cintas Foundation.
Block Types: The disposition of blocks has distinct socioeconomic implications.
The Square Block
This type was an early model for planned settlements in America, T—�—r
particularly Spanish colonies. It was sometimes associated with _ ��
agricultural communities,providing four large lots per block,each lotri
with a house at its center. When the growth of the community
produced additional subdivision,replatting created irregular lots '
(Fig.1). While this may provide a useful variety,it is more often J
regarded as a nuisance by a society accustomed to standardized '
MM—
products. A further disadvantage is that discontinuous rear lot lines
make alleys and rear access utilities impractical. Despite these short i
comings,the square block is useful as a specialized type. When 1
platted only at its perimeter,it can accommodate the high parking
Mill d
requirement of certain buildings. The open center,well insulated
from traffic may also be used as a common garden or playground
(Fig.2) J
t.SQUARE BLOCK 2.SQUARE BLOCK
The Organic Block
This type is characterized by its irregularity,its variations are
unlimited. The original organic block was the subdivision of residual
land between well worn paths(Fig.3).It was later rationalized by
ism
Frederick Law Ohnstead to achieve a controllable,picturesque effect
and to negotiate sloping terrain gracefully. The naturalistic block, O
despite its variety,generates certain recurring conditions that must be j
resolved by sophisticated platting. At shallow curves it is desirable to
have the facades follow the frontage smoothly. This is achieved by
keeping the side lot lines perpendicular to the frontage line(Fig.4).
At the same time it is important for the rear lot line to be wide enough (�
to permit vehicular access. At sharper curves,it is desirable to have A
the axis of a single lot bisect the acute angle. In the event of J .�
excessive block depth,it is possible to colonize the interior of the
block by means of a close.
3.ORGANIC BLOCK 4.ORGANIC BLOCK
The Elongated Block
The elongated block overcomes some of the drawbacks of the square
block. More efficient and more standardized,elongated blocks
provide economical double loaded alleys,with short utility runs,to
eliminate the uncontrollable variable of lot depth and maintain the 011
option of altering lot width. By adjusting the block length,it is 9
possible to reduce cross streets toward rural edges or to add them at 9 �i
urban centers. This adjustment alters the pedestrian permeability of
the grid and controls the ration of street parking to building capacity. j
The elongated block can"bend:somewhat along its length,giving it I
a limited ability to shape space and negotiate slopes(Fig.6)
Unlike the square block,the elongated block provides two distinct Iff
types of frontage(Fig.5). Residential Buildings are placed on wider f
lots on the quieter side of the block. Commercial buildings can be
set on the short end of the block,platted to face the busy street;the
amount of parking behind these properties is controlled by the
variable depth. S.ELONGATED BLOCK 6.ELONGATED BLOCK
FIX
■ ■ ■ d� y , r
FF
,,,
�G i, z i •moi ■ �: �'
IM
■I`otT�ool f�T� � �■�t>•ttttt�t �o T� ttttttttttt� t�
O..f
i • y '1 a eoose�i .
■i
i■fi. pe ■ 00IM
■! !•''//r. OOo000 4 ■
���r/��� � y :goy■�o�oe" � �e�o� a�� t �� ��/���� `fes.
Open Space Types (continued
MARKET PLAZA
Plata,ars public&Paces that arra Pnmarly paved rather I t
than preen.They can sustain very intense vse by crowds JJJ {
and even by vehicles.Parking lots should th designed as ��T I r�(� / f
plat a Nethappen eshave canon tshou d be eten a sur ����� �I ���i I, .
9lePurpor areaa.A smaNerthopping center can be vane
formed into a town canter if it has been designed so a can —
be"amNsdy attached to the bfnck system and detailed all I tH
a data. ! Ir.. If
IT, ,
CIVIC PLAZA
Civic buildings are oftm no lerger than the Private ones
that surround thenar and their{egtbiAtry as more important II gy f
bueditsgtl Cannot depend"lly on architectural eYpree
Bion.Their ruing within the block systarrh must comffl'u"
cats thole eiavoted states. Sit"on squares or at the1
terry mions of avenues are id"but not allays"""able- vrn
Thus the most dependable techftklue is to organize and de-
tail the park "
parking areas of civic buildings plan
GREEN . . . . . .
The green is an urban.natureristic open spate.GTte the
square.k is smd,civicand surrounded by buildings.Ur►
Ike the xWom It is informe y planed and may have on w
regular topography.Grwna an usually landscaped with MARKET PLAZA CIVIC PR.A�A
trees at tine edges and sunny{awnsreen
at the oentsc Gs
should the
no strucnrres other than banchet.pry*
ions.and mwnorials:pad's are optionaL
PARK
Parks are netwolisec upon specs,like preen[but longer,
and less tended They are most successful when created
bom virginwoodland Parks have grassy an"onFy period
icaby.A knoll or a pond can be used as an important orgy
nixu.q!anQ Perks axmt within the urban fabric of targe S
cycles,but"dwk iahwent oust usuaN puts them at the edges qh, i •p,�
of towns andviages.Parks may be edged by oubkcdrives CQ�
or by houses on wry Lege Iomell beg ea connections topublic Pad's coeur at Crary block.
BUFFER I
The buffer has the ba se elements of s grow',with the add" !
ad purpose of btiffering the knoect of trW-C from a high
way or bo'Aavard. Shown is a small lot development `moi
frv,n6ng a groon,On the our 'to side are larger We on
which houses as placed further
O
beck from the roadway
edge as another buff-,techniquego 51
. ,
qM 12 1
GREEN
(D-0(Z) T
00 � F10@21P
C) C) �g 1
PARK BUFFER
Building Types
GENERAL
The vadiinnglou in North Amerca';;a 5Wt W911
A,T11—Subdi.sign dmennon
, Wen
was
1lfesnt for many yoom creating 25-11 rowhova4 and '
shopfront Iota es wet n 66.76,and 1004t lots suitably
for houses.However.the savant Of the wtonOW6 added f
a sat of dimensional con siraints that reiluirb d new ply fling
standards.The Wt width is vvestel„I,since the basic in-
aament of efficient parking is the dou bis,row at 64 It
The 644t mcroment when divided try'four.provides the ab-
solute minimum"s-house lot of 16 it which slows one
car to be posted with additional room for pedestrian pat
sage.The minimum aids yard lot is 32 ft The mnimunn pe•
nmeter yard lot is 48 it.The 64-h lot
offfiiciently provides foe
tM high parking rpuieinent of shopfronta apanmenli
and off"burifings
The platting module of 16 If corresponds to the traditional
measure of the rod platting in rods.without knowing what
building types Vint occupy the lots.maintains loss"icy and A ■ C D
ensures maximum density th rough W rt,ng effitisncy. •RODS 3R00S 2ROOS 2ROCS
Four budding Woes accommodate the oommon residsa• COURTYARD BUILDING
tial retail.and workptaos uses of Cuban life.Some build- I
Ings. however. cannot be cate2or120d typolog:catly.
Buildings dedicated to manufactwing and transportation
may be distoned by large-suN medranicaf trajectories. '
Civic buildings,which must express the aspirations of the
institutions day embody.should also be exempt from dw
docplino of type.
COURTYARD BUILDING
This"of budding occupies aR Or most of the adipes.[its
lot and defines one or mac private spaces internally.This
'is tM most urbpn of types as is s stye to cemplaagr shield �
the privets,real-from the public reaNn-his common is hot I
climates,but its soributes ars usialul everywhere.Because !t
of its sbAty to 0000mmodaa incompatible activities in t
eloas proximity.it is recommended for workshops,hotels
and schools.The high security the boundary providee s
useful for rocolonyng pina'pfone urban eaea
SIDE YARD BUILDING
The type of budding occupied One side of the lot with to yROOS !BOOS 2 RODS 2R003
primary open so—on the other aide.The view d Cha side
yard on the meet front mates this building type appear SIOE YARD BUILDING
freestanding,so it may be Interspersed with perimeter
•ard buildings in lase urban locations If the adjacent build•
ng is also•.da yid pp+with s blrsk partywatt the open
space can be quite orivsls,.Theotype pomnia systematic d:
m acid prientation.with the kung side yard elevation foc r t;
the tun or tM bres:a r i
REAR YARD BUILDING
This M»of budding oocupies to front o is lot lull width, 1
laavirq the rear potion as,a private space.This is a tals-
lively urban type appropriate for neighborhood and town
osoars.The building facade defines the edge of the public
space,whie the raor elevation may-enact ditterent funs
tionat purposes In its residential form.this type is repro-
stinted by the rowhouse with s rear garden and
outbuilding.M as commercial form,the depth of to car
yard c>,n contain substantial petting for rein and off oe /
urs
PERIMETER YARD BUILDING
This building stands free on its lot wkh substantial front
and rear yards end smaller side yards it is the Mast urban A B e o
of the type&so a is usually assigned to areas away from AIRODS 2AW 1,S RODS 1 ROD
neighborhood and tasvn canters This building type s usu• REAR YARD BUILDING
ally residential,but wtren perking is contained wtthn the
mar yard it lands vs,lf to united office and boording uses
Therear yard con be secured for prwscy by lancet and a l`
wet-placed outbuilding.The front yard is intended to be l f
semipublic and ybually continuous w.th the yards of neigh- III
boa The ilvsion of oontituity is usually degraded when
gragl itnnts are afigned Will ft fsesdoe.as can seldom
pull in beyond the drwowey.To avoid a Ioodaeape of
poked pts garages should be set back a minimum of ora
aria length from the facade or entered sideways through
a waled IoraeouR
A— — ■ C o
4PODS 3RODS 3ROOS yRp00
PERIMETER YARD BUILDING
'P 13
;34 r a a » ' war =p z m
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lo
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301,43d CNV HOaOd
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1a 3003110A PsAcyl)6 Aj"no9 wp W--4 SCOW"a`P If buy
V jjth P!a ayt M O*UW .P IfuGOMOAYoo•UK A+M
pin-pW-deyi"e6amjtip—1Aoepuewq-Vwq
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>•bcrwpvgq snonunucc I -ed doors eq Mr ydeyfayi
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luwp,01S 641 OF"'*Cmapu 041 SAayeAo fPaoal ayl
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t ,
Landscape Types
GENERAL
The urban landscape is east of interdependent elements
that creates a cor,uoaed senaa of piece. It includes thor-
oughfare type.budding type.frontage type.and the form
and dspoittion of landspp� �
Public landscaping plays many roles above and beyond j Q
that of ornamants6on !
L To correct inadequacies of spatial definition caused by 1
building frontapaa.Planting steady tows of trees at the
edges usually reduces she Mohwc,-width ratio of the
street spsoe.Grids of uses we bread to fill path left by u�
built lets and surds"parking.
2-To sdivat the mimodanota by prowidng the appropriate
"of sheds or shin for buildings and sidew%=For ehor-
oughlares nrrhnirhg essaheesr,tlnie may nnrelve the use of 1
aaynun.oical p!antng.
I To support the intended urban or and character of the
pubic space.Selecting appropriate species and varying v
the species plan"as level as the regularity of their r1!spo-
sitien%can after the landscape sipnifwandy.
4-To create a piss 6f;visudcenhpOsitioA beino eansftd w O
mask the assilhode taawo of eerwin bu!Idnps u hveff se.w 01
reveal she sucasswa Consider saas*nal ehanpea of each
Swiss.
S.To create a Mrmonfw,s wfhoe of RURAL ROAD RESIDENTIAL ROAD
coordinating public and pr"toptsnti Selection
vary.w ensure realaonce
toposts,butnot reaultin an moo-
hereat wllact»rt of specinhene.Native species should pw
dominsta to reduce maintenance•with an emphasis on MEN/j/1
`�f
specias that wPPorf hvildlifa compatible with human sea
RURAL ROAD
This type n appropriate for buil& s at dw edges of the
oerphbodicod and along parka andgreonbehs.Thera is no
public planting fine.The tree apsciaa should be episodic.
but n coharow chrsters.There ere rhe curbs:the drainage ------- -------- ------ -
ia W open*wale.6kyde Pathe may,be paved in saphalt.
RESIDENTIAL ROAD
1
This type is appropriate for houses outside of neighbor-
hood
eighborhood centers.Since ane frontage uwasy incthrdas a sub !
stantial setback.the was canopy may be quite wide.The / 1
nasal aspect maybesupported DY plantingseveralbe on I /
crz
n imperfect afpnmant Sidewalks may meander and
W rnt !
one side of the rood only Roads aro detailed with*pan fCC
swales,and.where possible,drainage is through peroole- 1
RESIDENTIAL STREET // !
This type is appro0ete far residential buildings at neigh- I
fwrheod and town hanesK Tress a»in cattnuoga plant-
=
lant- l
'n9 atriptt since she sidewalk toes.ns.require unuswi
wkhh.Pint a single spades of nee in*toady alionment A - - -
thirt,wAioaiostwpyarteoawrytoavoldnearbybwiding RESIDENTIAL STREET COMMERCIAL STREET
facades.TNa typo 4 dmwniNonalW interehart"able with
the commercial shat type and may alternate in owe.
r/laidMt urbst
.:=q
rtorm-odl.draS is team detailed with
1 ! / 4 1f 1Uh
COMMERCIAL STREET ! 1 ! l
7h:e type is appropriate ler commercial lwiidmps at neigh.
bothood and lawn centers.Trees are conRtted by in&vidu- l i
d Planting areas,Creating a dawalk of maximum width ! l 1
wkh wait oomawri dsting street furniture.Prom a s+a01/
sPedia+d see ih wady alignman
ent Clear trunks d high
e+rhaples are neoasraty to avoid nterferenca with Wmw
fmat signage arhdahvnnpe.Sweats are detsiedwith raised - ----
curbs wdh dosed storm drsitupe.
AVENUE
This type is appropriate for approaches to civic buildings. ! ! A I
The general principle is a ttwroughfore of linked lwvtk 1 1 UN1
with a sA mtontiai planted nedhon.At town venters.the 1 1 1 1
medanin"bewide oncuotobald monurrentsand a~
buildings.In residential arae she median may W planted 1 I 1 !
noture6sscely to become a parkway or green. 1 1 l 1
BOULEVARD
I 1 1 !
This type is appropriate for hiph-capecitythoroughfares at _ t i 1 1
neighborhood adgas.The dstsiing Is similar to that of a 1 1 l 1
commercial sweet The effect of the medians is to sagre- I i
psis the slower traffic and parking activity.at the edoaa 1 1
from through tratRc at the caner.
AVENUE BOULEVARD
i
16
Thoroughfare Nomenclature
Thoroughfares a•widowed with two swbuur capacity
and character_Capacity refers w"number of vehtdes A
that can mow safety through•segment within a given
tans k s:hand by the concod br the n s.the c rb ro and
tMa rridttt end by the centerboa ru5vt the curb rad'ws.
and the Cupar Nwsuof the pavement Character+dethorothoroughfare'ssit
to a thoroughfare's suitability for pedestrian activities and ✓ \ </��..�7 y+t
a vstioty of buil "+yes Character is physically manifest-
1 O j ed by MN therotpMari s associated buil%g,frontage.
had landscape types and siaewo&vvW .
Comeneand tratfic"'eng ok*Vw cb dorm use Semis such //\C/ \ `
C♦\oro\t �� T sadYcmF and'undtal's to create
denote onomeetCapacity.
This is too simplistic and Caths m aeaM en ernironmea�
IaspilabM for padesuiru.7th labwitp noferdnwe
amore ededescribesac.fydescribesthe cawtbirlaeon of rapacity
and cheraco r necessary to cissas vie urbanism I
®�
HIGHWAY'
ATURE } �� il
Q MIGHWAY� A bnpdeen oa,medium speed should
�, �`� J
mnidol that:Pawnee span oomary.drib A terra,a y should be f
rdrirdir fr«d re is sant 0$Wi.w civet erforns {
U a.'Id+tga:oat«wi..:6.oen»..stria w+udt iwe.tl««
with tafk now.
EXPRESSWAY: A Mph speed higlnwy virth intersw
tions r•pleood by grade seporetion.
HICNWAYfi SOVLtV AROs
PARKWAY:A highway designed with neownistic 1w,+
scapiing.Wroath aoeommedasid within a wide and~0-
9OULEVARD:Alongdistance,modumspeed vehktulsr } r
by
paw*chs[trararsaseve idinua&adarea.Rm medians
sand �x I
by perap.t parbnQ.wide sidavreRa.or side rwedians gleno
aO ad with frets.Suidnps urwformh f ins the adpes �� tA i
QAVENUE A shits arra.,median spread osattetor
a ® dostikstod et a urban ant g atUnRcen s urn wroA itsaiders
t.rndnaMd by.civic budding«t.srwmertc M awn"
0 0 maybe ooneeived as so oxo"w*abrogated stare.(A M Q ate\ !!
sated term u aRM.e bd.wrw.of buftN deRnsd by pass
the
L/-s(-L�S1Q1 I aGpned an.aMr side but devoid d b+ifinge eawpc at eA.
D RI VEural owdrive ftc4% nts Ste ♦ ��
Spa Dstuwsn an tartan and a
natural o rv,0 on. usuapy eine a whe tob nt park o,
p, 'o
One side.1*9 drive has the urbM eharact•r 1
of a bouiward.with sidsavalk and burldirga,while the od+
or hes doe qualities rN a partway,with naturalistic planen p
and nivel det Mcg
STREET: A sttagoufe, low
speed but eonnecta.
Swats provide frontaps for hyhdsnaty buidnge tach as
owes,shop.srparsrwrlt bs.i�dd'i�t0pat and roMmyeea.A
street i urban in ohtrliew.witA ivied ouAr,-bead dnirr \\j
age wide afdswalipt prtinp Ines in individual
COMMtnp erect and ■ or shore aalbeott. AYptUtf
ROAD:A emapeealt low speed connector.Rola pro
vide hwtape f«bwdeneiW buideps such ae houses.A
rood Meds to be Lural in eMr"arwidr span webs option,
A pertlnp,tioemiucus 0andrtp,harrow sidewolkA end
buildings sat well boot,The rural mod has me anbs"u f (,
j lined bb Mdt setbcks.irregular wit pMn[inS and wlsoord:
1{
noted 6widrq sal6aska
Q ALLEY:A nerrowasaps roust servicing the rear of bu"
o� bops an a flvnK Mays Mve d isr1pof
building setbacks.Ale"we used by moeb*rW nwsF
so-
ewmmodate durnpltera They are wuatlir paved to dash
•dp.•,with o•nter dnainape vie an itwresd crown. •� � � j
LANE!A narrow aocess roup behind houses on a road J
Larw an rural in chareccar.with a narrow strip of paving
n the owtt«or no paving.pea, (roes may may net forst
t
ry vaith fronNwsded parapet 1My an eel wsWhd for M
eonbrwQatinp VOW nett tnheoci v Sts prirtgy Of neer
yards,and Drm+dbg day areas for dtidrrt
PASSAGE:Avery nanow.pedesvianoniyea+neuareua
*y bnween bddnps. Pasagas pntvK% shortcuts
are"with
woof fraueges-MOa
ssmairberoofed wwnMMtedby
PATH:A wry narrow podestrien and bitycN connector l`
trtnwnbp a park or Sts open coon". P%dw should _ T_
ROAOf.LANES.PATHS ornarge from the sidnue4 netwart Ocydo paths we neo. STREETS.ALLLYf.PA"ACES,
easary sing h(phaa.ys but Stn not ttOuirW to tupolement
boulavwds,streets,and rpedt when Hewer tnffc allows
MORS RURAL sharing of the vahr¢ubr lanes MOR[URGAM
r
-P
Thoroughfare Types
GENERAL
Capacity and chmactar an comb.nad and adrystad to
achiaw a aomoNta sarins of usslul dwroupblera typal
The saws is batt mowdad in pain keeping the riphtoF
way width constant,"ch pair Musrralas ons IY►s V*
able in two ways,ons for a raiat wy rural cond6on and an-
/ other stAtablt bar a mss urban condition,
O ► SL.AnES P P / 2LASES 2WVE5 i
I BOULEVARD HIGHWAY
2640 MPH DESIGN SPEED 36-661.N
MFT MNL OWMAL&A RADIUS 166410O FT7 2
16 �• S St&*L S 2a 8 2a WA 24• VARKS 24' 2b haul
BROW 1SFY aim RETURNRAO" 25" OaNINFIOW
BOUEEVARO 30SEC PEOESriMNCROSSM* WA 1.6NIWAY
ALWAYS ON STREET PANUN0 NPM
CLOSED DRAINAGE OPEN
MAIN STREET AVENUE
2LAN M 20.25 MPH DESIGN SPEED 2163S MPH t t
P ► P LAhE IJ�sE P
SOFT MIN.CEWfALINERADIUS 146 FT
L 1. t 6 FT CfMB KIWN RADIUS 26 FY
20•Y`—d0'MINI 20' 12SK PEDESTRIANCROSSTME 1SSEC 15, W 0 2a W
4O•Mn Row ALWAYS MVSTPQ7 PARKING ALWAYS' W ROW
MAIN S"ZlrT AVID"
CLOSED DRAINAGE OPEN/
CLOSED
STREET ROAD
2S ►
LPm;;,
20.26 MPH DESIGN SPUD 2536 MPH
2 LA►it5
60 FT MNL CENTERLME RADIUS 16617
L L 4 IS FT cum RETUM R40A S 26 FT L L l L L L
KY 40 XY I I SEC PEDESTRIAN CROSS TME 6.6 SEC V IC 2Z W 3'
Ga ROW ALWAYS ON4TREETPARIGNG USUALLY' WROW
ttYRttlT CLOSED ORAMNIWE OPEW ROAD
aoSEO
MINOR STREET RURALROAO
20.26 MPH DESIGN SPEED 2646 MPH
P LADES p M FT MIN.CBMALRE RADIUS 16S FT
/ % 16 FT CURB R67ININ RADIUS 20 FT
a6 SEC PEDESTRIAN CROSS TME 13 SEC T —4-4
10• 3Or 1C ALWAYS` ON4TANT POJ004 NEVER S t3 101"K W
SCr now 90 now
CLOSEDORANAOE I OPBt
NBNOR tiT11tS'T RURAL ROAD
ALLEY LANG
N/A DESIGNSPEEO WA
N/A MIN.CENTERLINE RADIUS WA
6 Ff CWIB RETURN MOUS 20 FT
6S SEC PEOESTWNCROSSTME 3S SEC
24.AOW USUALLY ON$TAMPAR1aK: USUALLY
CLOSED
DUN" OPEN
2W ROW
ALLEY LANE
PASSAGE PATH
WA DESIGN SPEED WA
WA MIN.CEIMN fE RADIUS 40 FT
WA CMB RETURN RADIUS 6 FT
tSSEC PEDESTRIAN CIOSSTIME 4.6 SEC
NEVER 0N4ITWA7PARKRNG NEVER /
IXROW a ROW
►ASSAot CASED DRAINAGE I OPEN PAT"
MORE URBAN Not striaw MORE RURAL
P��
Transit Oriented Development Concepts
INTROOUCTION -
The r—fxional —ghborhood development(TNO)Ordh s
nanee produces compact mieedvse.pedestrian friendly _
cOmmurhitras It can be incorporated n municipal zoning
ort{aences as an Overlay or as a sepamse distnnt It is
tended to ensure the followirq conventions' ,—_--i
QvnC
Traditional neighborhoods sham the fdIo intiC ch&rW6t,*
tics. LL+7.irLd \
COhWEA'QAl \ ••
1.The neipnborhoods Mss is limited to whot can be tr. \ :'•::"z :•f«
Hrfed in a 10—nuts walk F1GIt RESOQrTIAI \ '
2.Residences shops.workplace.and civic bWdngs are \ \ r•�, ;h
located in close proximity �Y�l\IK y'••
3 A hierarchy of streets sis—the pedeetrran and theL0W tel. \ /
tomobie equitably. \/
4 Physically defined fpuams and parks provde places for WOWPL.ACE '\a��,�
formal social acirvrty and M /�cireation. \ \
5. Private buildings form •clear edge. dei.neaurrg the
Vetoes space.
C Chic buildings mnforce the identiry of the n«ghbor-
hood.providing places of ossembiy for social cuhutat i \
and relgious activitwt
Traditional neighborhood. punwe certain social obleo /
tivS
1 To nrov:W ma elderly and the young seri Uh Mde penderroe 1
of movement by locating move daily ectivnies within f��
walking distance
2.To mnimaa traffic congestion and finis rood constrvp
tion by-6—iyg the number and Length of automobil.
trips
7 Tomsk*public 7ansit a viable alternati es to the sulcrrslr t
bice by organinng appropriate budding densities
4 To help cries"come to know each other std to watch I l
over Nei collective..aunty by Wing public space. :'-..: •:
such as atMeta and iquams
S.To integrals age and economic classes and form the
borsch of an authentic community by prwidirp a full
range of hou"types end workplaces .'`;•,• /�� r� 1_ /
B.Te rteoursoe communal inloatives and Mrppon the bat ..� .• // `tl
anoed evolution of society by providing suitable civic r
buildings ?�:.. ..
SPECIAL DEPINMONS
Terms used n a TND ordinance may differ n meaning from ;
thokuse in conventional zoning ordinances-
ARTISANAL
rdinanwaART15ANAL USE Premises used for the manufacture and ; 3
sale of items that am made ernploying only Mndvvork M 7 1 .
and/or tabl—ounted eLectrioal tools end creating no aci
verse impact beyond its lot
BLOCK The aggregate of bits and Joys cvctmaanbed by
public use csets generaay streets
BULDMIG NEIGNT:The Might measured in stones.Anics 1
and need basements do notcount against bur7ding Might
imitations,
CITIZENS AS54dAT10Pt The organiution of rwmene of TND LAND ALLOCATION
We and buddmgs associated under articles.The articles
shelf reference an approved master pilon:set standards for
buidahQlocation,owstnrction,and maintenance:provide
for maintenance on pubic tracts and provide fa tie con. sa h per dvvsing,or 1700 sq It wnrct•+ver is grease. as by morns Than she user.resutt.ng m a 25%reduction�l
sx/uetion of new civic buildings by an ergo ing special aw the reou.ed spaces
ssssmenl. NEIGHBORHOOD PROPER The buit-up area of a TND.rt>-
chtding blocks,fereens.and squwas but extkndwg green SQUAREA public uect spatially defined by surround—i
FACADE The buidimg wap par"I to a frontage ane sidges biAdmgs,wnh frontage on veneet•on at least two ides.
Commercial uses shall be permitted on all surrounding
FRONTAGE LME:The lot line that oofntsdes with a street OUTBUILDING A separate building,additional to a print► Iola
tract pal building oontquous with the rear lot fine,having of
most mo stories and•masimum hebleb4 area of 160 sq STORY A habitable level.selfim a b.1 ling no mors than'4
GREEK EDGE:A ooninuous open ones sunournd'ng the ft Oydxddirga may los rssidentel net&n1 unite Outbudb h n height from it"to ceding
n4iphb"hood propef.The ane"be grsearved in pan imps we saempt fmmn buildq corer rostnctrons w unit
petuity seenstured area god course,or growing orptayog OOunts. STREET LAMPS-A light standerc between 10.rid'03 h.n
fields•of it shelf be subdivided into house lots no smaller height aqurppedwith an/1CandascMt w metal hatde'igrt
than 20 Wes each PARK A public tract naturalistically landscaped,not mon source
than 1014 paved and wnounded by lots on no mom then
LIMITED lAOGMdG: (4sidenbal promises providing no 50%of Iia perimetef. STREET TREE:A deo duous time that nerals tout pressure
mora then eight rooms for shoe-tanm toning and food ser- and is of proven v4b4ity,in Ma region vwdn no!cies than a-
wes before noon only. PRONSITED USES Uses not penmittd in the standard n caliper and tilt dicer trunk at the ums of plantuhg.
zoning adnsrros.as well as automatic loud,drink,and
UNITED OFFICE:Residential promises used for business newspaper vending machines and any commercial use STREET VISTA'The view,lratned by buildings at the torr,
or professional servieel employing no more than four full, that snco,uages patrons to remain in their automobiles notion of rhe mr,of a thoroughfare
time employees,one of whom must be the owner while rscenrng goods or services(except service stations)_
TRACT,A sepsraaM dined ponron of land Md-n s,
LOT-A so Datately planed portion of Lend held privately SHARED PARKWG A prk-ng place where day/night or monsuch ea 4 thoroughfare,a sova•e,ora pa•k-
weNday/hoidav schedules&How the use of parfung sffxo
MEETING HALL A building designed for public assembly.
containing at Mast one room vviM an woo equivalent to 10
I ��
GUIDELINES FOR 7RADMONAL NEIGHBORHOOD DESIGN
LAND USE LAND ALLOCATION LOTS AND BUILDINGS STREETS AND PARKING
Al GENERAL (a)The TND shall be avail 81.GENERAL (a)Similar land use categoriesi CI.GENERAL(a)AObts shares frontage tine with DI GENERAL (a)All streets terminate at other
wds
able as an oy option for land d—l- face acrossv
: eepd
:d4umr categostreet
n*s 1 a or square. (b)The main mtrsncas of r strre
streets.(b)Streetlights an provided along ale -
opment in of land use and toning abut at rear lot Imes. (bi The w-0.pe- aR buil6ngs Wool outbuildings are on a l thoroughfares at 35-to 5O(t mtrvale 1c)
:ategor+esseceptndustr&I (b)A TNO rimatsr of al blocks wnhn the neighbor• street or square.(c)Stoops.open colonnades Ors-sveet parking is allowed on a6 iota!
requires a minirrium parcel of 40 contig- hood does not exceed 1300 It.Fw block and open porches may encroach into the front streets.Id)Parking lots are located behind a
uous acres and a maximum of 200 faces longer then 500!n-en alley orpeder serbaclt (d)The sides a(buildings at comer beside buddng facades ;eh Parking lots and
aces.Larger parce4 shallbadeveloped roan path provides throuoh access lots am similar to there Monts. garages are rot ediacem to street inter
as multiple neighborhoods with each in, lona,civic use lots.er squares and do not ao
divid.elly wbtect to the provisions of i Cupy lots that terminate a v"U. (I)Shared
dire TNO. paikng reduce local parking reminaments
A2.PUAUC: (a)Includes strata.squares. 82 PUBLIC;Ial A minimum of 5%of the neigh- C2PL43LIC: (a)Balcones and open colonnades 02.PUBLIC(a)Parking shared between public
parks,playgrounds,and the like(b)Co, bortood area or 3 acres(whichever is me p4miced to encroach up to S ft into that- and private uses is MOO-ag.d
is we lots may be placed wothin Vacts grater)is pem andy alloated w public o ughfares and other tracts.Such encroach.
designated for public use. (c)Large- use- (b)Each neighborhood contains at mens shag be protected by easements.
scale recreational uses such as golf least one square.not ler than one out in
courses. schoolyards. and multiple site.dose to the center.(c)No portion of
pane felde are bated Otter,at the ado. Me neighborhood is more than 2000 h
of the neighborhood from the square (d)At Nae MM the pe-
rimeter o(sgwnnt parka and waterfronts
face ween, le)At lust a quarter of the
prwriolor of waterfronts- Galt courses.
greenbelt& and other natural amenities
face streets.
Al CMC la)Contains--rarity bulb 83.CMC:(a)A minimum of 2%of the neigH U.C(VIC(a)Gvic OnwldingtMw no Might or sea 03.CWiCL(&)The majc ity(75%)of d-offarse;
nos such as meeting hafts, libraries. boMood arse is reserved for chic use(b) back Gni ationa parking nor civic itrvetr,ree is behnd �.
post offices.schools.ehdd care owtsrs. Civic We are within or adjacent to squares buildings
dubhousee,religious b uild:ngz mem, and o xics or on a lot tertminating a sweet
stionsl fitiiciea museums.cultural so- vists. (c)Each neighborhood has a mini
6*tiee vieel and performance vara mum of one meeting has and one Wild
buildings.mgeicnpaf WIchntas,end the Cera facourf.
like,
A4.COMMERCIAL (a)Contane buii6n0e 84,COMMERCIAL(a)A minimum of 2%and C4.COMMERCIAL(a)8u46ngs era built out to a D4.00MM AC1AL- (a)Lots front stmels no
W—*for btuineea uses.such as nw a maximum of 30%of ten neighboAwod minimum of W%of their frontage at the frons- mon than tow lone%wide.pars"parking
ad,entertainment-restaurant Web.of. area isdesionsitad for comrtencial use.(b) toe frw IN Buidngs have ext required set- and sidewalks minimum IS hviride,(b)Rear
fig, residential. lodging, artisanal Commercial lou haw•maximum front- back from the side lot fes. (c)Buldr gs do lot linea coincide with en*bey- (d Streets
medical ata (b)At Nest 26%of the age of 32 h. (c)A maximum of(our lou not exceed(o-stories in neiohr and we no have ourtio—iti a radius st.nter—tions Or S
building area is designated Ill modem may be can sofndated to construct a single lass than two stories in Might When fronting to IS tL(d)Street trots are aligned on both
64?use. building, a square,buildings are ne less than three oto- sides of the street at 3S.to 5Oh inte-shs:
ties in Might-(d)Huang coverage does not when open colonnades are provided .o
reed 70%Of the lot era street trees an,neasaary.(e)The majomy
(76%)of the offsman prolong"ns behind rhe
buildings.
A6.HIGHRESIMNTIAL(a)Contain,build. 86.HIGH RESIDENMAL (a)A minimum of CS.MHRESAXNTIAL(a)Buddinos am built out D5 HIGHRESIDEMW_(al Lots front streets no
moa for residentW use kited office 20%and a maxunum of 60%of the neigh- to a minimum of 70%of their frontage,at a more than three Nnes wide-with parallel
use,cafes,retai,lodging,and artisanal boyhood are@ m designated for high res- continuous alignment no hwdser than 10 it Perking and sidewalks--i-vm IS h wide.
uses.(b)Al of ten building ens above dentisl use,(b)Nigh residential lots have a I—the frontage line. (b)Buildings harm no (b)Street trees are akoned both sides of
the Ground floor is designated for rani maximum frontage of 16 R (c)A maxi required setback from side lot lines.(c)Budd- streets a 3i to SWI ntai—ha (c)Rear lot
denial use.(e)Outbuildings re permit. mum of eight lots may be sin solidated for npf do not exceed tow atones in Might and. free eaneide with an*nay (d)All OR--
ted the purpose of constructing a single build when fronntino a square,are no loss than three parking is behind the buildings.
ing containing one or More residential stories in height (d)Building coverage does
units, not exceed 50%of the lot res
A6 LOW RESIDENiULL-:(a)Contains bili} 861OW RESIDENTIAL (a)A maxinwm of C6 LOW RESIDENTLAL(a)Buildings m built out 06.LOW RESIDENTIAL (a)Lou front roads no
ngsfor residential uses.indudingart Will,of the neighborhood area isdesigaev teaminimumof40%oftherIron togoatacam- morsthantwolsreswidewnhoptionalpar-
studios.lim+itod offices-limited bdg»4 d br low residential use. (b)Lots haw a tinuoue e6pnment no furtlw roan 30 h loin all perking and sidewalks minimum 6 h
and the kke.(b)Al of the building was masdmum frontage of 64 tL (c)A maxi the frontage Ins.(b)Side setbacks are no Ins wide. (b)Street trots ere installed on both
above the ground flow is designated for mum of two lou may be wrueol d•ted for pin 10 h in aggregate and may be allocated skies afthe street at no more than 504trm.r.
residential use.(c)Outh iMings we pe, the purpose of constructing a single build to one side.Bindings are set back no Nn than vale (c)Ram lot fines may ooncide wrath an
rnmed .9. 20 It tram the rear lot fne.Outbuildings have aRsy.(d)Al oH-street orking is to the side or
no required setback (cl Buildings do not sx- neer of the busting,Where&costs is through
sed three stories in height(d)Building cover- the frontage.garages or carports are located
age does not exceed SO%of the lot area. a mnimum of 20 it behind the facade.
A7.WORKPIACF:(a)ConainsbuihSngsfof 87.WORKP ACE (s)Aminimum d 2%anda C7 WORKPLACE: (a)Buildings me built out to a D7.WORKPLACE. (a)Lots front strolls as side
roes such as corporate office.fight IM maximum of 30%of the neighborhood minimum of 70%of thea frontage at a cont»- as necessary to accommodate trrek volfrc
dustry,srtitanaL warehousing,outomo- mea is designatd for workplace use. (b) uous akgrvnent no further than 10 It from ten (b)Street trees we ar"d on both sides of
siva and the law tots have s maximum frontage of 64 1L frontage fine IN R.Ad-w heve no setbacks the street at 3S.to SO4i mtarvals.(c)Rawlol
(c)A maximum of four lots may be conso4 tram aide a rem lot Inn(c)Buildings do not fines coie cde with an ally.Id)AN otf rt et
.dated fid this purpose of uwnst--tino a exceed ores stories in Might (d)Building pelting is to the aide or rem of Ane building
single buidrng, courage does not esoeed 70%o(the lot area.
(N Lots are separated from other use tapes at
the eine and raw lot Inst by a wan of benween
3 and 8 h high
�b
L
PROJECT PHOTO ALBUM (IN PROGRESS)
This is where, as other projects are identified by the commission, they are added to the
portfolio. This should include plat maps if available, and specific photos of innovative
design principles.
These are sam les of develo ments that are " ood"
�z�
IL AL t
VPlaya 5 a World Idea Networks
C A S E STUDY L1 BRARY
Playa Vista is the City of Los
Angeles' largest urban infill
development by far, a 1087-
acre, compact and mixed-use
new town. The most notable
fact is not that the site will
accommodate 28,000 people
in the midst of one of the
country's lowest density
metropolises, but do so with
nearly half of the site remain-
ing as open space.
• Playa Vista will be at least 900%multi-family housing in a region dominated by single-family homes.
• It is the first of many failed attempts by developers to gain community and city council approval. Pim vat
• 260 acres of deteriorated wetland habitat will be restored. California
Res.Streetscape Ratio 1 :3
/ ---------------------
At Recommended Limit (1:1 ideal)
` t 3-4
stories
Former Howard Hughes Aircraft site 154 4 ft.6 ft. 36 ft. 6 ft.4 ft. 15 ft.
Note four of the six neighborhoods-,the marina,the village center,office park(site of Spielberg's Dreamworks studio,and wetlands.
O1/4 mile radiusr t=> r Village Center
Max.walking dist. ' ' Residential Over Retail
V ? y Residential O
Office
Communfty/Civic
.•- ! � Park
A1C
r +f h tk •aic �. �'.. ,..x4� r' 4 r�� r1�,
� . t -
� `'a Q, K:« �• +r tCr-CP r�*, '`�' ''rte„S° arF 7'A :t
'kr� `;.'� _
L
Bridging thelnequality Gap
The office'motion picture park will provide thousands of jobs,with basic/affordable housing a walk away.
Creating DlVersity
Housing units range from under 600 sq.ft.to over 3000 sq.ft.,`districts'and open space are dispersed
Utilizing Mixed Use
Each neighborhood will have a park surrounded by civic,cultural,retail,and residential-over-retail buildings.
Designed for Pedestrians
Narrow streets were hard fought. Smaller blocks,trees,promenades,and mixed-use support walking.
Land Owner/Developer: Case History Vital Signs
Maguire Thomas Partners, Since Howard Hughes bought the land in the Acreage: 1087
Nelson Rising,Partner-In-Charge 1940's,the site has remained largely undevel- Population: 28,000
Doug Gardner, Project Manager �as an airport Surrounded by a residen- .4, Density:
(310)822 0074 tial population, nearbycitzens worked with
Gross: 12.0 units/Acre
Design Firms: the developer to change the commercial zon- Net: 45 Unds/Acre
Legoretta Arquitectos, Moore ing to one that supported a mixed-use,walka- Housing Units: 13,000
Ruble Yudell,Hanna-Olin, ble community and preserved the wetlands. Retail/Office 2 mil.sq.ft.
Elizabeth Moule and Stefanos To convey these principles into a master plan, Open Spacen000 People:
Polyzoides, Duany-Plater Zyberk the developer hired a team of leading design- 16.7 Acres
ers and engineers with extensive experience w Parking Ratio:
Primary Consultants: in mixed-use and pedestrian-oriented com-
Psomas and Associates(civil P Residential 0 sf
engineering), Barton-Aschman mumaes. Office 211000 sf
Retail 5-1011000 st
Associates, Inc. (transportation) In 199611997, Dreamworks SKG, a major
movie studio headlined b Steven Spielberg, Hidden Parking: 100
Latham &Watkins, attorneys Y
Sharon Lockhart (environmental will begin construction on the first phase of Underground,courts
counselor)June Kailes&Bill the site where the office park(see map) was Neighborhoods: 6+
Jordan(disability consultants) originally planned Nr Street Width:
Residential 36 tt
Commercial 44 it
The greater the number of people in a greater S Ft./Persom
Providing q
PUbIIC Safety amount of places,at all hours of the day,the safer. Residential 561
That is inherent for Playa Vista's 28,000 people. Office 180
Retail 21
ImprovingOur Daily routines once requiring a car are now Mufti Family Housing
walkable. Playing fields,parks,and jogging Playa Vista: 90+%
_ Health US Average: 3340
trails are prevalent
Parks and playgrounds are never more than two Arrows suggest direction towargenvl-
Including Children/Youth blocks away. Teenagers have much greaterronmental and economic sustal
1 access to friends.
Sustaining Our Playa Vista accommodates more than twice the
average density of Los Angeles,even including
j Environment
half the site as open space.
For case studies of your own project,contact World Idea Networks at(415)957-1203 Version 1.01
�z3
Miznet Park World Idea Networks
CASE STUDY LIBRARY
There are countless stories
of people visiting Mizner
�=? Park simply because it
caught their eye when driv-
ing by. It's indistinguish-
able presence has made it
a de facto town center for
Boca Raton, and its finan-
cial success has become a
model for Southeast devel-
opers.
_ 7.RRFloria
30 miles N Boca
of Miami � Raton
• Half of the apartments were rented before construction- All were leased before open-
ing day- Rooms facing the public square were filled before those with an ocean view. Streetscape Ratio 1 :4
• The restaurants and theater complex are among the top-grossing outlets in their (1+:1 ideal,1:3 max.)
respective national chains. Average general retail sales continue at over$400/sf/yr. Although the ratio is beyond
the recommended limit,road
• The developer's plans are city approved 8 months after purchase. The project opens paving is very minimal(see map).
fully leased 23 months later.
Apartments over Retail
r-/-1 1 il0 mile radius
fTownhomes Tot'v�
About two blocks Apartments Townhomes
N.
A.
777
I
.i
e s
\ -! ,
Residential Over Retail f♦ V s
Office Over Retail
Residential *�'
AMC Multiplex 8 Theater __ _
--S Novi
Building a Sense of Community
Attracting over a million visitors yearly,Mimer Park has become the focal point for year-round public events.
Redefining"Conventional Wisdom"
The retail has no arterial visibility,residents live above the stores,office space is not monumentally distinct.
Creating Diversity
Mizner Park attracts a diversity of people based on its many primary activities,yet affordable housing is lacking.
Understanding Model Precedents
The developers modeled Old Town Alexandria,Virginia;Fast Hampton on Long Island;Worth Avenue,Palm
Beach;South Street in Seaport,NY;and Cross Keys in Baltimore.
Contacts Case History Vital Signs
Developer: 1987- Boca Raton's Community Redevelop- Acreage: 28.7
Crocker&Company ment Agency's recommends replacing a failed Population: 480
433 Plaza Real, Suite 335 shopping mall with a mixed-use complex., the Housing Units: 272
Boca Raton, FL 33432 Crocker & Co. bought the land, sold it to the
(407)362-0606 city,then leased part of it Density Net ritsikcre 22.7
Ci of BOCK Raton: 1988, June- A private developer, Crocker & Open Space 67°0
Co. purchases the land, aware of the city's
-v�Hidden/Parking
Community Redevelop.Agency intentions.After negotiations,the City buys the (Structured)
(407)393-7700 Residential 1000/.
land for $58 million through tax increment Retail 78%
Design Firm: financing and agrees to lease the land back to
Crocker&Co.at$280,000/yr.for ten years. 'w Parking Ratios:
Cooper Cary&Associates Residential: 1.75
(202)986-0130 1989,January-Crocker&Co.and the city hold Commercial: 11350 sf
a referendum to determine community support.
Lender: Overwhelming support results in a develop- Square Footage
Teacher's Insurance Annuity Co. went contract the next month. Residential 272,000
1991,January-The project opens,subsequently Retail: 236,000
becoming a model of financial success. Offae: 200,000
COStS(in millions)
ProvidingSite: $58
Mizner Park's grand promenade of people serves as the Site Improvement:$6.5
Public Safety most effective and least costly 24 hr.watchforce.
Construction: $53
Improving Our Rent (monthly, 1991)
Most of Mizner Park is pedestrian only. The infu-
Health sion of activities fosters a healthy social network. Residential
10 1 BR-1 BA $745-850
3BR-2BA $1400
Accommodating Children,youth,and the elderly alike thrive in an environ- Retail $2-2.50 sf
is ro� Children ment where activities are accessible without driving. Office $1-1.20 sf
SustainingOur "The average density of Boca Raton is 2428 people/s . Arrows suggest direction toward blift
g tY pe P q ronmerdal and economic sustalna;?Alty
Environment mi.Mizner Park averages 10,700 with 67%open space.
For case studies of your own project,contact World Idea Networks at(415)957-1203 Version 1.01
5
AOL
Midtown (Center) COWorld Idea Networks
Lakelands CASE STUDY LIBRARY
Kentlands continues to
receive significant publicity
as a newly built example of
traditional neighborhood
development. Designs are
being finalized for Midtown,
a much more compact and
mixed-use town center for
Kentlands and its new
neighbor,Lakelands.
P-14,dr '
x
O114 mile radius `�'�t, • Big box retail parking lots are street block sized for for
5 minute walk future infill.
' ��:R • Neighborhood centers(4) are strongly identified
through axial vistas terminating at squares and buildings.
.N a
14r�
A Streetscape Ratio 1 :2+
N Good (1:1 ideal,1:3 max.)
• During 1993,the project achieved — --------------------------
the highest sales in the county.
• After one model hillside home was 2 stories '--
built(photo above)with no front
street for cars, the entire row was Near 1:1 with trees
sold in three weeks. setback 0-20' 4' 6' 28 ft. 6' 4' 0-20'
P2�
Bridging the Inequality Gap - Can a person making$8/hr.live in Kentlands?
In a$600/mo.cottage with a nearby job,no car,and no debt in a tight-knit community, many people would
Homeowner Diversity
Within one typical block,living units sell between$120,00-$600,000?,from 750 sq.ft.to over 5000 sq.ft
Architectural Detail& Diversity
Comer buildings have two facades. Streets may have five different builders,twolthree stories,but same setback.
Designed for Pedestrians
Hidden pathways,unexpected views,hillside stairways,and lakeside vistas are some of the stroller's assets.
Kentlands Info Center:
Chronology Vital Signs
(301)948-8353 1987,Alfandre obtains a one-year option on Acreage: 352
unzoned land Population: 2500 Ph.t
Land Owner/Developer. Density:
Great Seneca Develop.Corp. 1988,Alfandre purchases land hires DPZ to
design a more community-oriented plan. At Gross: 4.7 UnitsA e
(Chevy Chase Fed Say.Bank g° Net: 7.0 Units/Acre
Chevy Chase MD a public charreue,density concerns are raised Housing Units: 1500
(301)986-6000 by the City,not by the citizens. City adopts Retail/Office 2 mii.sq.ft
plan later that same year.
Developer/Consultant: In 1991,Chevy Chase undertakes mutual Parkres/1000Feople: 27
TtadihooalNeighborhood Designs foreclosure in midst of deep recession and Parking Ratio:
(Joseph Alfandre&Co.,Inc.) S&L bailout Alfandre is retained as consul- Residential 2
1355 Piccard Dr. Ste 380 tant and continues to build homes on site. Commercial 5/10000
st
Rockville MD 20855 Hidden Parking: 100%
(301)7380287 1991-1994 800 homes sold mostly on a con- Parking courts and alleys
tract basis with smaller builders. Neighborhoods: 5
Town Planner: 1997-1998 Construction of L.akelands,2000
Duany-Plater Zyberk(DPZ) units,400 acres,to share Midtown. Costs(in millions)
320 Firehouse Lane
Gaithersburg,l\�ID 20878 1998 Expected completion of Midtown. Site: $40.0
(301)948-622;1 Site Improv.: $20.0
Construction: $2.0
(rec center,school,childcare)
Providing Kentlands front doors open onto very visible pub- Soft Costs: $5.0
Public Safety lic streets and greens,usually active with people. (Lender is developer,low rates)
Sales
Improving Our The neighborhood encourages walking,de-empha- 477 Single-family det.
Health sizes traffic,and is surrounded by open space. 1200-6000 sq.ft.
$275,000-$500,000
378 Townhomes
Including parks and playgrounds are nevermore than a" "hun- 1200-3000 sq.tt.
Children dred yards away. Pedestrian streets are safer for kids. $215,400-$319,900
560 Condominiums
1000-1400 sq.ft.
Sustaining Our Compact development conserves land as well as $126,990
td
Environment energy. Wetlands and lakes are preserved" 240 Apartments
650-1200 sq.ft.
$815-1385 rent
For case studies of your own project,contact World!dea Networks at(415)957-1203
Version 1.01
n L 1
Th C0 e rossings World Idea Networks
C A S E S T U D Y L I B R A R Y
The Crossings is a true
transit-oriented develop-
ment, prompting the relo-
cation of an existing low-
density train stop to the
compact neighborhood
and providing over 700
people with an average
yard and walk to S.F.
"...�, Bay Area accessibility.
r
71
2:7+'
Mountain {
View.
California t:
Streetscape Ratio 1 :2.1
Good (1:1 ideal,1:3 max.)
• The housing units were the fastest selling in the region. -_`--------------- ---- -f= Higher densities, narrow streets, hidden parking, and mixed uses are ~tunique to the city, yet are the key selling points for the residents. The 2sfories
word'convenient'is most often mentioned in interviews.
Near 1:1 with trees
• Construction began less than five months after the architect was hired.
5'`4' 4' 28 ft. 4` 4' 5'setback
O 114 mile radius
Train Station
Max.walking dist. O 1/10 mile radius
Mix
ed UseAbout two blocks
Demolished: L
Suburban 'island'
shopping mall s t
� - - •�A i - r yam' �r ,f
The New Transit-
Oriented
ransit Oriented Neighborhood - -. rfy"- "; l �+ F' ,�: �__ �• �s.
Integrating Affordable Housing
80%of the homes are below the median home price in"the city.
Designed for Pedestrians
All residential parking is hidden,blocks are short,and front porches welcome neighbors.
Citizen Involvement
The neighborhood became a quick reality through the collaboration of the developer,the City,and its citizens.
Creating Diversity
Affordable housing,a 24 hr.concentration of people(residents),a walkable environment,short blocks.and pri-
mary uses(the parks,market,and transit station)all promote diversity Jane Jacobs,urban author
City of Mountain View: Case History Vital Signs
Ken Alsman, Planning Director After the mall failed financially, the City Acreage: 18
Michael Percy, Project Manager designated the site as a Planned Community Population: 720
(415)903-6306 Zone. Citizens asked for open space,height
Housing Units: 360
Developer: limits,and low densities. The City succeed- ,Density unitsiAcre: 20
ed in convincing the public that higher densi-
TPG Development ties were vital to supporting transit.
Ali..
Aaeslt000 People: 4
Chris Wuthman, Street Width: 28 tt
Project Manager TPG Development purchased the site and
(415)917-0926 proposed a high-density, mixed-use master Hidden Parking: 100%
plan. The City rejected this proposal for its Attached: Underground
Architect/Urban Designer: lack of social and transit planning. The City Single-family: Behind Home
Calthorpe&Associates recommended Calthorpe & Associates,the Parking Ratios:
Peter Calthorpe, Dan Solomon, developer agreed, and the City Council Single-family: 2.0
Matt Taecker, Gary Strang, approved the plan five months later. Townhouses: 2.4
Patricia McBrayer As of 1996,the single-family and townhouse Apartments: 1.4
(510)548-6800 phases were completed and sold Square Footage
Retail: 5000
(7.0 sq.ft./person)
Grocery: 42,000
Providing Safe places,require: 24 hr.`eyes on the street',clearly Multi Family Housing
defined pulic streets with no dead ends,street lighting,
Pub"C Safety and strong building entry visibility to neighbors. The Crossings: 71%
US Average: 33%
Physically,residents can walk to most amenities. Housing Types
Improving Our Single-family: 103
Health Mentally,they may benefit from a community-orient- Townhomes: 30
ed environment de-emphasizing auto-related stress. Row Houses: 99
Apartments: 128
Accommodating Playgrounds are never more than two blocks away Sales
Children and continuously used A day care facility is planned Single-Family:
The project attracts more families than expected. $300,000
_. Townhouses:
Sustaining Our Affordable housing,a concentration of residents,a $120,000
Environment walkable environment.and primary uses(the parks, Arrows
and transit station all promote diversity.. suggest direction toward enviemarke
� ) P Y ronmental and economic sustalnatMlity
For case studies of your own project,contact World Idea Networks at(415)957-1203 Version 1.01 Q
DIN UP-town 1-strict World Idea Networks
CASE STUDY LIBRARY
Uptown District is a
major precedent for infill
urban development: It
replaces a strip mall, is
high-density 43 unitslacre
in the middle of an upper
middle-class neighbor-
' hood,incorporates big-box
retail, and its residential
neighborhood is complete-
ly free of automobiles.
San Diego,.
California
Streetscape Ratio 1.2:1
• All housing units.were leased within three months of operation. Excellent (1+1 ideal)
• The supermarket opened just two years after the City of San Diego issued the RFP.
• Uptown District is Ralph's highest grossing supermarket in its chain,exceeding revenue
projections by 25-30 percent. However,the other retail mix needs reevaluation.
Former Sears strip 111111111 Retail
mall center. Residential
111111111 Mixed Use
Community _-
! i ! •`fes' ,` - _ ,•_ ��l �-
O1/10 mile radius
About two blocks d�{ `' _--� ✓"" �� -y `i i
Ic
The new neighborhood
integrating big box retail
P 0
Building a Sense of Community
Residents share a community center,pool,and courtyards. On site cafes make for English pub-type gatherings.
Human-scaling Big Box Retail
A row of shops fronting the 42,500 sf grocery store,40%underground parking,and supported by mixed-use.
Designed for Pedestrians
Architectural design strongly emphasizes a village scale. Large supermarket street signage is nonexistent.
_ working With Community Groups
"The surest way to minimize risk from an entitlement point of view"—joint developer Ted Odmark.
Contacts Chronology Vital Signs
City of San Diego: 1986- The City purchases Sears store site. Acreage: 14
Michael Stepner When residents object to a proposed library,the Population: -600
Project Manager City forms a committee of citizens,businesses,
(619)236-7195 city officials and urban designers to decide the Housing Units: 318
site's future.The priorities agreed upon were a -.Density units/Acre: 43
Developer: human-scale, mixed-use project that supported Hidden Parking:
Oliver McMillan/Odmark& pedestrian activity and a large grocery store. Residential 100%
Thelan Retail 40%
619 457-0911 1987-A two developer joint venture is chosen
( ) by RFP. Because of its investment, the city `�' Parking Ratios:
Architect/Urban Designer: fast-tracks the project,faster than the developer Residential: 2.25
SGPA Architecture and desires! Commercial: 1/285 st
Planning 1989- While the supermarket and housing Square Footage
Lorimar-Case (Housing) opened to success, retail has been slow, Residential 304,000
Lender: although 70% is leased after 3 months. The Retail: 100,000
Great America Savings Bank pedestrian-oriented retail does not have a sub- Grocery: 42,500
stantial counterpart base of pedestrian-oriented
residents(600)within an auto-oriented suburb. COStS(in millions)
Site: $12.1 (1986)
Providing Uptown's layout is very clear and simple,allowing good Construction: $66
a
Public Safety visibility among neighbors at all hours. Restaurants and
"�"G'7 the market provide round the clock public activity. sales (1990)
Residential $100,000
Improving Our Residents are able to do many of their errands on Retail $2-$3.50 sf
Health foot,reducing auto-related stress. Courtyards and Office $1.85 sf
cafes spur frequent neighborly socializing.
Arrows suggest direction toward envF
Accommodating Uptown's walkable layout serves as excellent playground ronmenfal and economic sustainability
Children territory,surrounded by watchful neighbors,and allowing
safe social exploring,key to healthy child development.
Sustaining Our If San Diego were of the same compact and balanced
EnvironnWt layout as the residential and retail areas of uptown
District,86010 of that land would be open space.
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1'2 ii
Rivetplace World Idea Networks
CASE STUDY LIBRARY
Basking on the site of a for-
mer freeway, RiverPlace
has become a local and
tourist destination,attribut-
able to its well-defined
- waterfront promenade lined
with shops, restaurants and
outdoor seating. 24 hour
public life is abuzz from its
resident population, hotel,
and marina
Portland, r '_
Oregon
• Housing units have a waiting list, increasing in value one and a half times faster than other Streetscape Ratio
Portland properties,offices remain at full occupancy, retailers see increasing sales yearly.
RiverPlace does not have a
* RiverPlace hosts the highest occupancy hotel, the most popular athletic club, and the high- street system,with only a
est restaurant volumes in the state. single entry into the entire
* Time from submission to City Design Commission to final approval: Six weeks. waterfront project-
Phase IIB Phase IIA Phase I
Q1/10 mile radius
About two blocks
O
1/4 mile radius I . ,Hot
Max.walking dist.
r f
.j
13i tFsr FJ� r. r s
�.�+ °
r.-'
Residential Over Retail .y y 4i�r xfr• �� ?:� r
OfficeAt
, .Y� r,t a +� ,« td• ' 7
Residential
I New Townhouses a 1 tr �; q r,
Community _,- ' sir " rant
I ��
Building a Sense of Community
RiverPlace residents are quick to tell people they live there. It's strong identity attracts the city's major events.
The Village Square
A U.S.rarity,RiverPlace's square is an esplanade,lined with shops,restaurants,a hotel,and outdoor seating.
Redefining`Conventional Wisdom'
The City demolished a freeway in the 1970's to build a neighborhood and park They are targeting others.
Creating Diversity
While RiverPlace lacks a diverse population(affordable restaurantsibousing),its festivals are very diverse.
Contacts Chronology Vital Signs
City of Portland: 1976-City of Portland demolishes waterfront free- Acreage: 15.6
Portland Develop.Commission way, designating a 73-acre South Water- front Population: 655
(503)823-3254 Project Area, downtown's only undeveloped tract Housing Units: 448
(until another freeway is dismantled) -
Developer: .�.Density:
The Portland Development Commission (PDC) Grp: 31 Units/Acre
Phase I, IIA: Cornerstone selects Cornerstone Columbia based on manage- Net: 43 Units/Acre
Columbia Development.Co. ment depth, extensive mixed-use experience, and �.Hidden Parking:
(206)623-9374 substantial financial credibility. Residential 100%
Phase IIB: Trammel Crow The project follows the City of Portland's down- Retail 60%
(206)828-3003 town guidelines to create pedestrian activity,and the 'w Parking Ratios:
PDC guidelines. One major design issue was monu- Condos: 1lbedrm.
Design Firms: mental visibility, more successfully captured as a
Phase I: The Bumgardner village rather than an iconoclastic building. COStS(millions)
Architects, Seattle,WA Site: $15.6
1987 Phase I is completed
Phase II: GGLO Architects Construction: $66
(206)467-5828 1991 Phase IIA is completed Phase I -
1995 Phase IIB is completed Condos 190 units
(235,000 sf) $15.9
Hotel 74 units $12.1
Providing Intrinsic in the master plan: 24-hr mixed-use activity, Offices $7.6
Public Safety windows looking over clearly defined public streets. Retail $5.2
Athletic Club $7.5
Phase IIA
Improving Our The adjacent Waterfront Park and athletic club are well Apts. 108 units $9.5
Health used by residents. The social atmosphere is car free.
_ Phase IIB
Twnhs. 182 units $12.7
Including Teens and the elderly as well have the same accessibrtUy
Sales(1990)
Children (walkability,transit stop on site)as adults-without a car.
1 Bedrm.studio
800 sf $85-$125,000
Sustaining Our The population density is 27,000 peopl.elsq.mi.with one- Esplanade 2 Bedrm.
EnV!Mnrrler$ third open space,five times similar land uses in Portland 1300 sf $200-$215,000
Arrows suggest direction toward eavl-
rormerdal and economic sustainability
For case studies of your own project,contact World Idea Networks at(415)957-1203 Version 1.01 7
7�
j • • • ' . •
'.cam 1 VOE
•�
Pl
Goes
of a
• • C 1
4
S�
i - _'� `.. .. .,� a•
�I 7
'� •� s , •x1 ri i y w = i
A.7y� 3
i LZ -
A Sense of Community
A well-defined market square at the neighborhood's center provides a public watering hole and town identity.
�sx Designed for Pedestrians
Roads are narrow,winding and irregular,pleasantly interesting for walking. All parking are behind buildings.
Building in Craftsmanship
Vernacular materials of marble,stone,cob,thatch,brick,and tile used by local builders working over 100 M.
Creating Diversity
i . 20%of housing is deemed for local people,each house is instantly recognizable and distinct,but none domi
y
City: Chronology Vital Signs
Duchy of Cornwall
10 Buckingham Gate In 1987, the local planning authority, West Acreage: 400
London SW 1 E 6LA Dorset District Council, selected the Duchy Population: —700 Ph.1
+44(0) 171-834-7346 of Cornwall's land, owned since 1342, for 5000 complete
+44(0)171-931-9541 fax future expansion to accommodate local hous- Housing Units: 240
mg needs. Density Units/Acre: 20
Master Planner: In 1988,The Prince of Wales appointed the Open Space
Leon Krier architect and urban planner Leon Krier to Acres/1000 People: 27
prepare a master plan for the development, A. Hidden Parkin
Development Director: g: 100
Andrew Hamilton adding one-third to the existing town of Parking courts and alleys
Dorchester(AD43). 'w' Street Width: —24 ft
Coordinating Architect: In 1989, the master plan was exhibited at a At,Neighborhoods: 4
Peterjohn Smyth of the Planning Weekend attended by The Prince of g
Percy Thomas Partnership Wales at Poundbury Farm(the site) encour- This project is Phase I.
aging public participation in the scheme. Status: construction 50%
WDDC District Architect: g' g p 1� �
David Oliver In 1993,construction began_
Arrows suggest dlredbn toward eco
nomic and environmental sustainability
Providing Public Safety
England's low crime and violence rates may be related to its tighter,higher-density,community network
Improving Our Health
The neighborhood encourages walking,de-emphasizes traffic,and is surrounded by open space.
F Accommodating Children
b Streets are prioritized for walking,alleys for cars. One-third of the entire 400-acre town will be open space.
Parldrg,
LOW
Sustaining our Environment
Compact development conserves land as well as energy,with Energy Ratings at 8.4/10,the avg.being 3-4.
For case studies of your own project,contact World Idea Networks at(415)957-1203 Version 1.01
Attachment 6
MEMORANDUM TO PLANNING COMMISSION
FROM:PLANNED DEVELOPMENT REVIEW COMMITTEE
DATE: 5/12/05
RE: DRAFT COMMITTEE RECOMMENDATIONS
The Planned Development Review Committee has been meeting since April, 2004 to review and
make recommendations regarding changes to ordinances governing planned developments. The committee
met on May 4,2005 and orally agreed on draft recommendations that the committee wants to discuss with
the planning commission. Due to Morgan Tracy's absence for his wedding, Gretchen Buehner prepared
minutes and the revised draft of recommendations. Individual committee members may have additional
recommendations. After the meeting with planning commission,the committee will meet in early June to
give direction for implementation of committee recommendations into draft ordinances. The committee
plans to meet with City Council with these draft ordinances at the July or August workshop meeting. The
committee appreciates the opportunity to meet with and receive input from the planning commission on the
draft recommendations.
MAIN COMMITTEE RECOMMENDATIONS-applying directly to PC code
1. Create a toolbox of ideas and concepts for Planning Commission and applicants to use to develop and
assess the merits of proposed PD's. (You have a copy of the draft Morgan prepared before he left).
2. Create a method to transition lot sizes
3. Ensure the new development is consistent with the surrounding neighborhood(to the extent practicable
in light of changing density requirements)
4. Place burden on applicant to demonstrate that a PD is a"better"solution. The developer/applicant
should address how their project achieved the following principles:
Housing stock diversity?
Architectural Detail and Diversity?
Pedestrian Amenities?
Improved Public Safety?
Accommodates Children and/or seniors?
Sustainable Development?
Preservation of significant natural resources?
Integration with the existing neighborhood?
5. Clearly separate the concept from the detail plan.
6. Open space as a mandatory requirement, some portion to functional for humans.
7. Promote sustainable development, including storm water.
8. Enhance the neighborhood meeting process.
9. Encourage general additional amenities.
10. Develop standards that will promote walkable neighborhoods.
A 1
11. Density as a function of design excellence.
12. Re-zone to reduce density and delete unbuildable land such as CWS facilities from buildable land
survey(see policy recommendations below)
13. Limit Density bonuses.
14. Limit Density transfers.
15. Application should address all of the criteria set forth in the tool box
COMMITTEE SIDE RECOMMENDATIONS -relate to other code provisions or policy issues
1. Establish a mechanism for collecting a funding an open space acquisition program
a. General Obligation Bonds
b. Local Assessment Districts
c. Create a fee in lieu program for transfers and consolidation of open spaces, don't use park
SDC's for park acquisition
2. Establish an Open Space Network Master Plan to identify general areas where open space should be
accepted by the city, rather than on an ad hoc basis. Alternatively, create a new zone or pass an ordinance
authorizing either the Planning Commission or Parks Board to decide matters of public land acceptance. If
donating land,the applicant or staff should prepare an estimate of the annual costs associated with
maintenance and insurance for the property.
3. Revisions to the Tree Code to impose a more specific standard set of protection guidelines
4. Possible revisions to street and utility improvement section (TDC 18.810)to allow for other types of
public, and/or develop standards for private streets, such as requiring green private streets.
5. Work with CWS to expand allowable uses in buffer areas on a site specific basis, namely passive
recreation uses such as trails, signs, pedestrian bridges,seating, viewing blinds, observation decks,
handicapped facilities, drinking fountains, picnic tables, interpretative facilities, and similar facilities. Also
work to see if an alternative to fencing off an area can be found to clearly demarcate a sensitive area. Such
ideas could include a road or driveway that separates the lots, low totems, rockery walls, all with
appropriate signage.
6. Include in reports from Planning Commission appeals to Council, a summary of deliberations during
the hearing. Meeting minutes are insufficient.
7. Open space issues.
a. Look at policy of not accepting dedication of small parcels. All "undisturbed natural areas
should be in public ownership. (No access to site, except for authorized personnel. No
maintenance. This would apply to areas where there are endangered species, which need absolute
freedom from any disturbance freedom from any disturbance.
b. Review policy of open space in private v. public ownership.
c. Create a zone for open space.
d. Development should not allow density transfers for open space.
e. Open space types
I. Minimal Use Facilities for recreation, limited to soft-surface trails, which are minimally
maintained. No other facilities would be allowed.
ii. Passive Use Recreational Facilities. Facilities for recreational uses related to the
functions and values of an natural area that require limited and low impact site
improvement, including soft-surface trails, signs, pedestrian bridges, seating viewing
blinds, observation decks, handicapped facilities, drinking fountains, picnic tables,
interpretative facilities and similar facilities.
iii. Active Use Recreational Facilities. Facilities for recreational uses that tend to be more
organized and/or that require a greater degree of site development and conversion of
natural area, including sports fields, playground equipment, group picnic shelters, hard
surface pathways, permanent restrooms, accessory parking lots and similar facilities.
8, Reduce storm water runoff in PD's.
Seas rarrC-ily Re: Proposed Planned Development Code Changes Page 1
Attachment 7
From: "Gary Firestone" <garyf@rcclawyers.com>
To: <Sean@tigard-or.gov>
Date: 3/7/2006 11:17:31 AM
Subject: Re: Proposed Planned Development Code Changes
Sean:
I have both some general comments and some specific comments. One of the general comments
invovles a major change in approach. I will start with the general comments, and then go to the specifics.
General Comments
1. The biggest question I have is whether we want to have the PD be an overlay zone. Some attorneys
have started to claim that application of an overlay is a zone change. If it is a zone change, arguably it is
reviewable not just under the CDC, but is subject to review under the Comprehensive Plan. CDC
18.380.030B.1 Also, the City is arguably required to provide notice to DLCD in advance of a zone change.
See OAR 660-018-0020(1). One option is to require a PD plat (with all the restrictions and requirements
shown on the plat), but not an overlay zone. Also, it seems incongruous to have a Type III process for that
zone change when the standard is essentially a check for consistency with the detailed development plan.
(I recognize that Type III is needed for a zone change). If the City does want a zone change, then I do not
see any reason to keep steps 2 (detailed design plan) and 3 (zone change) separate.
2. There are substantive inconsinstencies throughout, mostly relating to procedure. One of the reasons
for the inconsistencies is that there are redundancies. Section 18.350.020 is entitled "Process" and
Section 18.350.030 is entitled "Administrative Provisions"which is another way of saying the same thing. I
think these two section can be combined and some of the redundancy eliminated. One example of an
inconsistency is between 18.350.020C, which states that detailed development plan shall be processed by
at Type II procedures, while 18.350.0306 and 18.250.050A both state that this will be a Type III procedure.
To repeat my original comment, it seems strange (at best) to require three Type III procedures.
3. The draft code revision is inconsistent in terminology. For example, there are refences to"detailed
development plan" and to"detail plan."
Specific Comments
Section 18.350.020B.2 Is the preliminary subdivision plan truly a substitute for the detailed development
plan? This seems inconsistent with most of the rest of the provisions, which require a detailed
development plan. I do not see any reason to refer to the preliminary subdivision plan, except to state
somewhere that if a subdivision is proposed, the application for preliminary subdivision plan is to be filed
concurrently with the detailed development plan.
Section 18.350.020C.2. As discussed above, this provides for a Type II process of the detailed
development plan review, whereas other sections call for a Type III review.
Section 18.350.020E. This section creates the possibility of concurrent applications for concept plan,
detailed plan, and zone change. A requirement for a zone change application is submission of the
approved detailed plan. 18.350.060A. These provisions are inconsistent.
Similarly, the provision that all actions may be at the same hearing (second sented of subsection E) is also
inconsistent with 18.350.060A and with the provision that the detailed development plan is a Type II
approval.
Section 18.350.030A. The reference to the approval criteria should be to 18.350.040D, unless the
sections are renumbered.
Section 18.350.030B. The Type III procedure requirement for detailed development plans is inconsistent
-- --- �.
Sean Farrelly- Re: Proposed Planned Development Code Changes - _ Page 2
with the provision in 18.350.020C.2. The reference to the approval criteria should be to 18.350.050E.
Also, although there is a requirement to file the detailed development plan within 1.5 years of conceptual
plan approval, there does not appear to be a similar requirement for zone change application to be filed
within a certain time of detailed plan approval. Also, it might be advisable to rephrase the provision to
state that the conceptual plan approval expires after 1.5 years unless an application for for detailed
development plan approval or request for extension is filed.
Section 18.350.030C. This section provides that the overlay zone expires if the detailed development plan
approval lapses or expires. As long as the PD is a zone (even an overlay zone), a zone change process is
needed to change the zone back. It cannot happen automatically. Also, it does not specify when the
detailed development plan approval lapses or expires.
This section also provides that the zoning map amendment is by a Type IV procedure. which is
inconsistent with both 18.350.020C.3 and 18.350.060. Furthermore, if it is a Type IV, then the statewide
planning goals, as well at the Comp Plan apply. CDC 18.390.0606.
Section 18.350.030D. This should be clarified as to which approvals can be extended. See comments on
subsections B and C.
In subsection D.2, the City needs to decide whether an application for a preliminary plat review is
sufficient, or whether the application for a detailed development plan is needed to be filed before the
conceptual plan lapses. Note that in Subsection B, the requirement is that the detailed development plan
be filed within 1.5 years, without reference to a preliminary subdivision plat.
Section 18.350.030H. The issuance of occupancy permits is tied to completion of the development
consistent with the detailed development plans, without any reference to the PD overlay zone. If the
overlay zone is required, then no occupancy (or arguably even development) should occur prior to overlay
zone approval.
Section 18.350.040D.3. I suggest adding "if any" to the reference to significant natural resources.
Section 18.350.050A. The last reference should be to 18.350.050B.
Section 18.350.050C.2. What does "site coverage" mean. This needs to be defined or explalined.
Section 18.350.050C.3. Is there a maximum building height? Should be stated if so.
Section 18.350.050 This section is very long, especially subsection E and has too many levels of
subsections to be easily understandable. You may want to readjust the formatting/organization. Maybe
approval criteria should be a separate section-
Section 18.350.050E.1. We may want to add "if applilcable."
Section 18.350.050E.2.d. You may want to clarify landscaping as to whether natural areas count as
landscaping.
Section 18.350.050E.2.e. I do not like the "based on findings" phrase. They should simply be standards
or criteria. Findings are required by statute.
Also, in subsection e.i., there is a reference to "minor exception"which is not defined, and appears
unnecessary. Possible language: The minimum number of parking spaces is not reduced by more than
10 percent.
Section 18.350.050E.2.f. Again. replace "based on findings that" with "if'. Change subsection i to read:
The sign are is not increased by more than 10 percent.
SeaK Farrar Re: Proposed..Planned Development Code Changes
Section 18.350.050E.2.i.i. Again, some clarification of"landscaping" may be appropriate. Does this
include natural areas? Note also that there is an opening square bracket in the first line. You may want to
combine all the various landscaping and open space requirements into a single section. As is, the
landscaping and open space provisions are confusing.
Section 18.350.050E.2.j.ii. A random opening square bracket.
Section 18.350.060 As noted above, this is inconsistent with various other provisions as to procedure.
Also, subsection B states that the zone change may be processed concurrently with the detailed
development plan (actually uses the term detail plan) approval, which is inconsistent with subsection A,
which requires that the approved detailed development plan be submitted with the application.
Please let me know if you have questions or comments.
Gary Firestone
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SFar.FEWelly- Frewing Supplemental Comments on PD Code Changes Page 1
Attachment 8
From: "John Frewing" <jfrewing@teleport.com>
To: "Tom Coffee" <Tomc@tigard-or.gov>
Date: 3/8/2006 3:56:59 PM
Subject: Frewing Supplemental Comments on PD Code Changes
Tom, below is the comment memo I promised last night. Thanks for guiding our discussions FORWARD
in a pleasant way. John Frewing
TO: Tom Coffee (for forwarding to committee members and Sean)
FM: John Frewing
SUBJ: A Variety of Comments on Clean Draft Distributed at 3/7/06 Meeting
As long as this task has taken, it is still good to let things sit for a bit and revisit them in the light of a new
day. On receiving the clean draft distributed at 3/7/06 meeting, I compared it with the previous draft, which
we discussed at our 10/26/05 meeting and with my notes of that evening and previous notes, eg the
7/20/05 meeting. I offer the following comments in the spirit of trying to make the new planned
development code a strong useful document for whatever remaining sites in Tigard which can use it.
A The definition of'density bonus' and 'landscaping' existed in the 10/26/05 draft and have now been
deleted without any reason per my memory. Both were terms we had discussed at length. My comment
is to reinstate them in the revised planned development code language. In the 'landscaping' definition, I
would make it consistent with other references in the code language by adding 'developed under the
guidance of a licensed landscape architect' after the first word 'Areas'. See use of this term in
18.350.050E.2.d.
B In the first item under the 'Purpose' section of the draft, I would simplify the language by having it read
'To promote development that is consistent . . .'.
C Under 18.350.040A.1, 'Conceptual Development Plan Requirements,' my comment is that the first
sentence should start'A statement of city planning objectives .." . This will ensure that the applicant keeps
his/her focus on city purposes. The second sentence should be supplemented by adding the following:
.and the benefits to the neighborhood and city to be achieved by the planned development over and above
benefits which might accrue using a subdivision process.'
D Under 18.350.040A.3, the applicant's intent with regard to selling/leasing lots or building homes
him/herself should be supplemented with the requirement for applicant to state his/her view of the role of a
homeowners association in common area ownership and maintenance, including other amenities, eg
playground.
E Under 18.350.040B.1, the term 'existing site conditions' should be clarified by adding "including physical
Sean FarreIl -Frewing Supplemental Comments on PD Code Changes Page 2.
features and unusual flora or fauna which occupy the site
F Under 18.350.040B, an additional element of the narrative should be required, stated as 'Any planned
habitat friendly development approaches, eg matters identified in the 'Planning Commission's Toolbox'.
G The approval criteria of 18.350.040D (conceptual development plan) and 18.350.050E (detailed
development plan) should each begin with the basic requirement that the submission requirements have
been met.
H The approval criteria of 18.350.040D and 18.350.050E should each clarify that the Commission must
find that the items below are consistent with the purpose of this section of the code (18.350).
1 Reference in 18.350.050A to 'the information contained in 18.350.050A' seems wrong. Maybe reference
to 18.350.050B is intended?
J The requirement for contour data in 18.350.050B.1 should be supplemented by adding 'to show
compliance with flood plain limits, drainage plans, sight and view distances, etc.'
K In 18.350.050B.3.c, there is a misspelling of'comer' in line 4 and in line 6, the use of the word 'probably'
does not seem consistent with advising applicants of Commission intent- it should be changed to
'preferably'. Similarly, in subitem f. of this subsection, the word 'considered' is not advisory - it should be
changed to 'favored'.
L The wording of sections 18.350.050C and D are not in the form of information requirements, but appear
to be approval criteria. I suggest moving these sections to the approval criteria section for detailed
development plans, 18.350.050E and renumbering as necessary.
M In 18.350.050C.2, the term 'site coverage' appears. Looking at the definitions in the front of Chapter 18
of the TCDC, this definition does not have apparent meaning. I suggest restating the definition of'site
coverage' in a way which will enforce a limit on building and impervious cover over an entire site.
N In 18.350.050C.3, reference to site 'perimeter' should refer to 'exterior lots' as was discussed at the
3/7/06 meeting.
O The construction of 18.350.050C and D should be modified to clarify that BOTH paragraphs include
approval criteria. This can be done by adding 'and E. below' to the first sentence of 18.350.050C. In this
Srsan Fa;relly Frewing Supplemental Comments on PD Code Changes Page 3
same paragraph, subitem 1. should be clarified to indicate that increased densities mean reduced lot sizes-
add in parentheses'(eg, reduces lot sizes)".
P In 18.350.050E2, the current draft has given up the prerogative of the Planning Commission to require
additional open space, which exists in the current code. This flexibility should be retained by adding back
the appropriate words of 18.350.100B.2 in the existing code. In Approval Criteria 2.b of this same section,
the Commission has given up its authority to judge adequacy of access plans by saying that only a
provessional engineer must demonstrate adequate access-the Commission approval right should be
retained by adding a phrase"acceptable to the Commission"after the term 'professional engineer'.
Q In 18.350.050E.2.c.ii, reference is made to project cost, not normally available. As discussed at the
3/7/06 meeting, perhaps public infrastructure cost should be used instead, but then the 1% bonus should
be adjusted downward accordingly, perhaps to %%.
R In 18.350.050E.2.g, the term 'sight distance' is used, but it is not defined at the front of the TCDC; it
should be defined. The term 'stopping distance', another term used in street design, should also be
defined.
S At the detailed development plan stage, 18.350.05013 should include the requirement to submit any
proposed homeowners association charter for the PD. This is necessary in order for City Attorney to
review its adequacy, as noted in 18.350.050E.3.o.ii.
T As we noted at our 3/7/06 meeting the requirements for openspace and landscaping need additional
work to make them consistently use the same terminology and work together to produce a development
consistent with stated purposes.
Tom, I would appreciate it if you would forward this to all members and carry a copy of these comments
forward in the packet for Planning Commission and City Council work sessions on this project. The
meeting of 3/7/06 was most useful in planning the latter phases of our committee work.
emmittee Name L�4fjfjelf-?ve 1a(1-h,e n
VOLUNTEER SIGN-IN SHEET
Date Volunteer Name HOURS Comments
17116 �, Jive, W LJ
I:., .Asusank\smarttr.doc