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03/20/2006 - Packet • • AGENDA TIGARD PLANNING COMMISSION • MARCH 20, 2006 7:00 p.m. TIGARD CIVIC CENTER—RED ROCK CREEK CONFERENCE ROOM 13125 SW HALL BOULEVARD TIGARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. ELECTION OF PLANNING COMMISSION PRESIDENT 4. COMMUNICATIONS AND COMMITTEE REPORTS • Planning Commission Appointment to Transportation Financial Strategies Task Force 5. COMPREHENSIVE PLAN UPDATE — PUBLIC INVOLVEMENT PROGRAM 6. WORKSESSION WITH PLANNED DEVELOPMENT REVIEW COMMITTEE — RECOMMENDATION TO COUNCIL 7. OTHER BUSINESS 8. ADJOURNMENT • • Tigard Planning Commission Roll Call Hearing Date: 3-?0 -0/0 Starting Time: 7 1 vv per, COMMISSIONERS: ✓ Gretchen Buehner LW Rex Caffall ✓ Teddi Duling ✓ Bill Haack ✓ Jodie Inman Kathy Meads Judy Munro (Vice-President) David Walsh STAFF PRESENT: ✓ Dick Bewersdorff V Tom Coffee Gary Pagenstecher ✓ Barbara Shields Cheryl Caines Denver Igarta Duane Roberts Kim McMillan ✓ Beth St. Amand Gus Duenas Phil Nachbar • • CITY OF TIGARD PLANNING COMMISSION Meeting Minutes March 20, 2006 1. CALL TO ORDER Vice-President Munro called the meeting to order at 6:59 p.m. The meeting was held in the Tigard Civic Center, Red Rock Creek Conference Room, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: Vice-President Munro, Commissioners Buehner, Caffall (arrived late), Duling, Haack, Inman, Meads, and Walsh Commissioners Absent: Staff Present: Tom Coffee, Director of Community Development; Dick Bewersdorff, Planning Manager; Barbara Shields, Planning Manager; Beth St. Amand, Senior Planner; Jerree Lewis, Planning Commission Secretary 3. ELECTION OF PLANNING COMMISSION PRESIDENT It was decided to hold the vote until Commissioner Caffall arrives. Vice-President Munro said that if the Commission is unable to reach a decision, she would agree to continue as acting President until the Planning Commission vacancy is filled and the new Commissioner has attended a few meetings. 4. COMMUNICATIONS AND COMMITTEE REPORTS The Commission will meet on April 3rd for a public hearing on the Wall Street extension; they will meet April 17th to discuss buildable lands and incorporation of cities. • Planning Commission Appointment to Transportation Financial Strategies Task Force— after Commissioner Caffall arrived, he agreed to serve on this Task Force. Commissioner Buehner reported on the Transportation Financial Strategies Task Force. They are currently working on the 99W/Hall intersection and the grant for the 99W study. They are proposing a gas tax which may come to Council. Commissioner Buehner also reported on the City Center Advisory Commission. They decided on recommendations for the Burnham Street projects and had some suggestions for major revisions to the Transportation System Plan, e.g., the bike plan. PLANNING COMMISSION MEETING MINUTES—March 20,2006—Page 1 • • Commissioner Meads advised that the Park and Recreation Advisory Board is moving ahead on forming an organized recreational program for Tigard. They will ask Council for staff funding to do studies. There may be a bond measure in the future. Regarding the purchase of park land, the City will approach people who have property of interest to the Board to see if there are any willing sellers. Meads said she had read that the lease on Potso Dog Park goes thru 2012. In the meantime, the City is looking for other sites for another dog park. Commissioner Duling reported on the Committee for Citizen Involvement. She said at their last meeting, they met with the principals from Fowler Middle School and Metzger Elementary School to discuss public involvement in local schools. They also had a neighborhood program update from Liz Newton. The School Board encourages linking the neighborhood program to the schools. Each neighborhood will have their own web page at some point. Commissioner Haack advised that the Tree Board has 2 nominations for recognition of being a "Heritage Tree". One is on property being considered for development. The developer is considering reducing the size of one of the houses to preserve the tree. The Tree Board also discussed the trees in the Costco parking lot. The store was built 12 yrs ago and had a condition that the trees would have a 35% canopy by year #20. The City Arborist estimates it to be 1%in year#12. The Tree Board will research what options Costco may have to re-engineer their parking lot or do something else. Haack asked about the development on SW North Dakota where 8 major trees that were . supposed to be saved were cut down. Dick Bewersdorff advised that this was a big mistake. The contractor was given the wrong set of plans. Bewersdorff said the developer would be fined $500, plus pay$24,000 for mitigation, and give us an assessment for the value of the trees. 5. COMPREHENSIVE PLAN UPDATE—PUBLIC INVOLVEMENT PROGRAM Planning Manager Barbara Shields advised that the public involvement process will comply with the current Comprehensive Plan. Senior Planner Beth St. Amand handed out a revised chart listing tasks and completion dates (Exhibit A). She advised that the current Comprehensive Plan includes having the Committee for Citizen Involvement (CCI) review the public involvement program. She met with the CCI in February and they provided comments to her. The Planning Commission will act as the steering committee for the update. The PC work sessions will be public work sessions; some sessions will be for public comment. St. Amand said there are three different ways to approach the citizen involvement: PLANNING COMMISSION MEETING MINUTES—March 20,2006—Page 2 • • 1. Provide information—make sure everyone knows what's going on, when the meetings are,what the community can expect from this process, basic language 2. Outreach—how can we get out into the community; use the pilot program for the Neighborhood Program; tap into other board & committees 3. Involvement—public work sessions,interactive open houses to get input There will be 6 topic areas and staff will develop a specific program for each. St. Amand advised there will be a community attitude survey conducted every other year. The first survey will be a benchmark. One topic this year will be the Comprehensive Plan. The Planning Commissioners had the following comments/suggestions: • The information in the Oregonian and Times is not always accurate and never includes the agenda item. • Look at going to the Chamber, Kiwanis, etc. • How can we get a diversity of people here—maybe hold coffee talks. • Give people a reason to care. • Use e-mail for folks who don't want to leave their home but want to participate. • Consider a live workshop on cable access where people can call in. • A 5 minute stream on the website. • Contact neighborhood associations/homeowner's associations. • Use the SW weekly section of the Oregonian to keep it in front of people all the time, e.g., "Did you know?". • One of the biggest hurdles will be helping people see how will it impact them personally. • Develop some "hook developing mechanisms" for bringing people in. The Planning Commission agreed that the general structure of the proposed public involvement program fits with the Comprehensive Plan. The next Planning Commission meeting will be dedicated to discussing buildable lands. VISITOR Donya Wiland shared her thoughts with the Commission about living in Tigard. She is concerned about how much land is being ripped up for multiple housing. She has ideas for making Tigard a desirable place to live. She suggests giving tax breaks to people if they won't sell/develop their property for 20 years. This will help to control traffic. Possibly, the loss in tax revenue could be made up by increasing taxes to others already in living here. She believes that if Tigard was more desirable,we could concentrate on the people who want to stay. She referred to the City of Avalon. They allow x amount of people to live there, x amount PLANNING COMMISSION MEETING MINUTES—March 20,2006—Page 3 • • of cars on site, and there's a waiting list of people wanting to move there. For the Comprehensive Plan public outreach, she suggested putting flyers into grocery bags. 6. WORKSESSION WITH PLANNED DEVELOPMENT REVIEW COMMITTEE—RECOMMENDATION TO COUNCIL Additional Planned Development Code Review Committee members in attendance: Sue Beilke, Alice Ellis-Gaut,John Frewing Tom Coffee reported that when the Planning Commission had their joint meeting with Council, the issue of code revision was discussed. Council is anxious to see a product referred to them. Staff met with the Code Review Committee recently and brought everyone up to date on the status of the revisions. The Commission can review the recommendations and provide input. The Committee will have a worksession with Council on April 18th to discuss the recommendations. The Council will then decide if they would like to initiate an amendment. Commissioner Buehner provided details for the 15 recommendations listed in her 3/9/06 memo to the Planning Commission [in the Commissioner's packet]: • #1 —The toolbox will be streamlined. • #2—Should also look at implementing this in the subdivision code as well. • #3 —The code section should read 18.350.050 B 3 (d)(e). • Enact the purpose clause as written. • #5—May not be feasible because of 120 day rule. • #6 —The Committee came up with more classifications. More work needs to be done on this item. • #7 —Sustainable development refers to storm water issues. • #8—Sometimes the application submitted to the City differs substantially from what was presented at the neighborhood meeting and those attending the meeting have no idea that changes have been made. • #9—Suggestions for developers going through the PD process. • #10—More work needs to be done on this. • #11 —This also needs to be looked at in the Comp Plan—do we want to follow Metro's directives? • #12—Parcels can be downzoned to lower densities. • #13—Density bonuses should be earned—it should not be a presumption. • #14—This can't be done in the PD Code, but there is a side recommendation. • #15—This is an issue of guidelines to the developer, giving them more structure. Buehner highlighted the side recommendations listed in her memo. Regarding#7, the PLANNING COMMISSION MEETING MINUTES—March 20,2006—Page 4 • Committee wonders if there's a possibility of creating an Open Space Zone. Tom Coffee noted that rezoning of private property for open space would be considered a "taking". The current maps showing green open space only indicates designation of a resource (floodplain, wetland, etc.). Regarding the last comments in her memo, Buehner said she agrees with the City Attorney about the overlay zone. She believes the code should be rewritten to make it less open to litigation. Comments from the Planning Commissioners and Committee members: • Has anyone looked into the impact on staff and Planning Commission with how the new process will work? Tom Coffee responded that the more steps added, the longer it takes for staff to process. On the other hand, these revisions may be more a function of the way staff addresses issues and writes their reports. Bewersdorff noted that if there is a separation between the conceptual plan and the detail plan, there may be 2-3 hearings for each case. Also, because of a longer processing time, costs and fees will increase. Separating the conceptual plan from the detail plan and having a third step of a zone overlay at the end may create three steps of appeals. • The concern was raised as to whether this could all be done within the 120 day timeline. • A concept may be easier to debate because it's more of a sketch. There may be more give and take than with a detail plan. • This is a way to help the Commission become comfortable with the language and being trained. Also, expectations can be set for staff. • The 120 day rule clock starts when the application is deemed complete. Using a toolbox, staff doesn't have to say an application is complete until they get something that looks like it might pass. • Did the Committee discuss how to offset additional maintenance costs to the City for open space? Commissioner Buehner said the majority of the space will be open and will require minimal maintenance, plus Council would like to increase park and open space. Staff said maintenance will be an issue for parks staff. Sue Beilke suggested that voters may be willing to approve a park maintenance fee measure. • Who defines the types of open spaces, e.g., conversion of natural area? Staff answered that it would be in the Parks Master Plan. John Frewing referred to his e-mail to Tom Coffee (Appendix F). For comment D, he would like to have the applicant's intent supplemented with the requirement for them to state their view of the role of a homeowner's association in common area ownership and maintenance. For comment G, he would like to see that the approval criteria for both the conceptual plan and the detailed plan begin with the requirement that submission requirements have been met. For comment H, he would like to clarify that the Commission find that the items (various descriptions of what has to come in) are consistent with the PLANNING COMMISSION MEETING MINUTES—March 20,2006—Page 5 • • purpose of the section of the code. This ties the review back to the purpose. For comment P, he would like to retain the flexibility of the Planning Commission to require open space by adding back words of code section 18.350.100B.2. Commissioner Buehner brought up the need for dedication of easements on private streets for people to be able to access public open space. 7. OTHER BUSINESS Vice-President Munro advised that she had talked to Tom Coffee about training for the Commission. She also noted that there may be other areas in which the Commission could provide policy direction to Council. Tom Coffee briefed the Commission about the possibility of Walmart coming to Tigard He said Walmart has not contacted any City official as of this date. However, Pactrust has held a pre-application meeting for a 220,000 square foot "big box" at Dartmouth and 72nd Ave. We do not know if the two are connected or not. Commissioner Buehner advised that Gramar Development has proposed a new 180,000 Fred Meyer complex in the Beaverton quarry area,which is currently zoned for 50,000 maximum. They are asking for a zoning change to allow this. She thinks this issue may happen in Tigard. Election of Planning Commission President—Jodie Inman was elected as the new President. 8. ADJOURNMENT The meeting adjourned at 9:10 p.m. • //4 Jer-ee ewis, Planning Commission Secretary A"F1'EST: President Jodie Inman PLANNING COMMISSION MEETING MINUTES—March 20,2006—Page 6 ATTACHMENT 1 V1 I,0 Public Participation Program Phase 2 begins (Phase 4 begins Phase 1 begins; t • 5 r aPhse 3 begins_ Phase April May June July Aug Sep Oct. Nov. Dec Jan Feb March April May June July _Aug SepDec 1.Information 1.1 Get the Word Out • • ■' 1.2.Set up News Network ■' '•' Issue Press Releases • • '■ 'U'. ,■ " ,■• ■I ■' . ■' • • ■: • ■• • • • • •• 1.3 Make Materials Accessible All Phases 1.4 I'roduce Citywide updates I • • le 1.5 Maintain interested parties list All Phases 2.Outreach 2.1 Board/Committee updates .• . •U' •• • 2.2.Neighborhood updates ■ .■• • • • 2.3 Additional outreach As needed 3.Involvement • 3.1 Use Citizen Surveys • 3.2.'Tigard Beyond'I'nmorrow ■ M. 3.3 Conduct Open I louse/'('ours ■ ;U ' ■` 3.4.Youth and Sclu 3.5. PC Work Sessions '■' • • ■' • '■' .• • • 3.6 Council Updates 3.7 Public I learings • 3.8 CCI meetings ■° :M. _ • • • • • 111 EN 1111 • MEMORANDUM T I GARD TO: Planning Commission FROM: Beth St. Amand, Senior Planner RE: Review and Accept the Public Involvement Program for the Comprehensive Plan Update DATE: March 13, 2006 The Planning Commission's first order of business for the Comprehensive Plan Update is to review the proposed Public Involvement Program (Attachment 1) at its March 20, 2006, meeting. The review should address whether the proposed program implements the existing Comprehensive Plan policies for Public Involvement. Current Comprehensive Plan Guiding Policies The City of Tigard's guiding policies for Citizen Involvement are summarized as follows (items in bold added): CHAPTER 2: CITIZEN INVOLVEMENT (POLICIES 2.1.1,2.1.2,2.1.3) Summary The Cit7 shall maintain an ongoing citizen involvement program and provide the following: 1) Citizen involvement opportunities for all phases of planning process (Involvement); 2) Opportunities that are appropriate to the scale of the planning effort and involve a broad cross-section of the community (Outreach) (includes the Committee for Citizen Involvement); and 3) Information on land use planning issues in an understandable form for all _ interested citizens. (Information). The program's objective is to draft Comprehensive Plan amendments that reflect the community, its values and goals by providing citizens with an array of participation options in the process. The Comprehensive Plan Public Participation Program proposes three approaches -- Information, Outreach, and Involvement -- which allow citizens to choose the method most appropriate for their interest, time constraints, and experiences. Committee for Citizen Involvement (CCI) Role The Committee for Citizen Involvement's role is determined by state law. State Planning Goal 1 assigns the CCI responsibility for assisting in the development, implementation and • • evaluation of a jurisdiction's public involvement program. The City of Tigard's CCI reviewed the draft Public Participation Program at its 2/16/06 meeting and was supportive of the program's approach. The CCI provided comments for refinements which were noted and have either been included where appropriate or will be addressed as individual elements are developed and put into action. Planning Commission Role As the Comprehensive Plan Update Steering Committee, the Planning Commission will be reviewing all proposed program elements. At the March 20, 2006, meeting, you will be asked if the proposed Public Involvement Program implements existing Comprehensive Plan policies for Public Involvement, and if so, then to accept the program. Staff will then proceed with the program and continue to refine it, as well as checking in with the CCI throughout the process. Attachments: Attachment 1: Proposed Public Involvement Program for the City of Tigard Comprehensive Plan Update • • PROPOSED PUBLIC INVOLVEMENT PROGRAM FOR THE 01111 C ��' ; CITY OF TIGARD 7 COMPREHENSIVE PLAN UPDATE UPDATE iTTG:A'RDo MARCH 2006 Introduction In 1983,Tigard's Comprehensive Plan was created to plan for 1980-2000. It's now 2006, and Tigard is updating its Comprehensive Plan for the next 20 years. This effort involves the Planning Commission, City Council,and Committee for Citizen Involvement,as well as the citizenry at-large. The Planning Commission will act as the Steering Committee. What is the Comprehensive Plan? The Comprehensive Plan will guide Tigard's planning, actions, and investments over the next 20 years. State law requires that each jurisdiction complete and maintain a Comprehensive Plan. Through the Plan, the community balances its needs and values with its resources, determining how the city will look and operate in the future. From urban services and public facilities, to housing, economic development to land use, the Comprehensive Plan sets a policy direction for the City. The Plan will be based on a fact base of current conditions, community values and goals (identified through Tigard Beyond Tomorrow, past and current surveys), and state and regional requirements. It will be built upon previous efforts, most notably Tigard Beyond Tomorrow. Through a citizen-driven process, the Plan will convert the community's vision for its future into an action plan for City staff and elected officials. Other major initiatives— including the Capital Improvement Program, the City budget, functional/facility plans, City policies and the Development Code—build upon the Comprehensive Plan. Comprehensive Plan Schedule The proposed work program includes the Timeline following dates: W� w. March 2006: Phase 1 Phase 1: Dec. 2006: Findings Report- Issues,Values, and Current Conditions. Phase 2: Dec. 2007: Estimated completion date. Phase 3: tt Phase 4: Public Involvement: CCI Role Phase 5 and 6: f 1 The Committee for Citizen Involvement's role is determined by state law. State Planning Goal 1 assigns the CCI responsibility for assisting in the development,implementation and evaluation of a jurisdiction's public involvement program. The City of Tigard's CCI reviewed • • the draft Public Participation Program at its 2/16/06 meeting and was supportive of the program's approach. The CCI provided comments for refinements which were noted and have either been included where appropriate or will be addressed as individual elements are developed and put into action. Tigard's Comprehensive Plan policies (2.1.1, 2.1.2,2.1.3) currently state that the City shall maintain an ongoing citizen involvement program and provide the following: 1) citizen involvement opportunities for all phases of planning process (Involvement); 2) opportunities that are appropriate to the scale of the planning effort and involve a broad cross-section of the community (Outreach); and 3) information on land use planning issues is available in an understandable form for all interested citizens (Information). To achieve this objective, the Comprehensive Plan Public Participation Program proposes specific approaches grouped by those topics: Information, Outreach, and Involvement. • S Plan Components CRAFTER:2:--CITIZEN..INVOLVEMENT.. SUMMARY:OF GIUID-ING..P,O ICIES:: The City shall maintain an ongoing citizen involvement program and-provide the following: 1)Cititen involvement opportunities for all phaSek of planningprocess (Involvement), ' 2)Opportunities that are appropriate toy the scale of the planning effort and involve a broad cross-section of the;community (O,utreach),a id = , =3) Information on land use-.-planning issues in`-an understandable form for all interested citizens :: (Information) -Tigard Comprehensive Plan I. Information The Information component makes basic facts available to the public:who,where, and what. Citizens will be able to utilize existing communication channels (Tigard Times meeting calendar, City of Tigard website and events calendar) to locate basic information at their leisure. The City will provide facts, contact information, and key points of the project's progress through to the primary communication channels. Materials will be written clearly and be available prior to meetings, as well as after. Tasks 1.1 Get the Word Out: Initial effort to provide citizens Information: Overview with basic foundation to understand Comprehensive ➢ Participation Level: Basic Planning and a historical context for changes from 1983- ➢ Duration:Throughout process 2006. Use Cityscape and Press Releases to local papers. ➢ Implementor: City with CCI input (Phase 1) ➢ CCI Role: Provide feedback suggestions for additional news 1.2 Set up and maintain News Network. Use the outlets. ➢ Staff resources: Utilizes existing following venues for press release distribution and meeting communication channels.Requires notices: Tigard Times, Oregonian,Regal Courier,website, city staff time to prepare information Community Connectors, Cityscape, the Chamber materials. Cost for printing and newsletter, CPO Newsletters, the City's enhanced distributing materials. neighborhood program,Washington County Update newsletter, local organization newsletters (American Legion, etc.), and TVTV Tigard Reader Board. The City will use this distribution list for press release distribution and meeting notices throughout the process. (All Phases). 1.3 Make Materials and Process Accessible. Produce materials that are clearly written and clearly explain land use planning. Have draft documents available at the Library Reference desk and Permit Center. Also have documents, meeting schedule, and updated timeline available on the City's website, arranged by topic so that citizens can easily find their areas of interest. Have overview materials available to facilitate citizens' entry into the planning process throughout the schedule. Hold meetings and events at accessible times, such as evenings or weekends. • • 1.4 Produce Citywide Updates. A. Phase 2: State of the City (Current Conditions, Issues and Values Report). Distribute executive summary citywide through water bills or other vehicle. (Phase 2) B. Publish tabloid document for all households that summarizes the draft Comprehensive Plan. (Phase 4-5). 1.5. Maintain Interested Parties list. Send notices of events,project updates, and Planning Commission meetings. Collect names through initial effort, CCI efforts,use Tigard Beyond Tomorrow members. Primarily electronic mail,but paper available. II. Outreach Outreach is a concerted effort to bring more detailed information to the public and get citizens excited about the project. Strategies include having informational meetings with City boards and committees and specifically targeting and delivering information to specialized groups or areas. Outreach will be conducted at the beginning of the process (introduce concept, distribute survey), and at key decision points (alternatives, etc.) to update citizens and explain the process. 2.1 Provide City Board and Committee updates. Will occur at end of each phase to update them on the findings and the process, and promote the next Outreach: Overview phase. ➢ Participation Level: Intermediate ➢ Duration:At key points 2.2 Provide Neighborhood program updates. ➢ Implementor: City with CCI input Will occur at end of each phase to update them on ➢ CCI Role: Provide feedback the findings the process, and promote the next suggestions for additional groups and g P p identify underrepresented groups to phase. Also explore connections with schools target. through the neighborhood program. ➢ Staff resources: Staff time to visit meetings. 2.3 Target additional outreach as needed. Identify groups that may be underrepresented in the process or appropriate for a particular topic. One example suggested by the CCI is to seek out minority groups and/or send meeting notices to newspapers serving specific populations. III. Involvement Involvement is the highest level of participation. Citizens express their opinions, use their knowledge of the Plan and City to evaluate choices and help shape decisions, and share their experiences through the following: 1) Provide written or verbal comments. 2) Attend periodic workshops/open houses to supply their observations and to evaluate how their personal patterns will be affected by the proposals. 3)Attend the Planning Commission monthly meetings and offer public comments. In addition, the City has already done a great deal of work soliciting citizen opinion, and this project builds upon those results. • • 3.1 Use Citizen Surveys. Base Comprehensive Plan on Tigard Beyond Tomorrow, all citizen survey results, and new community attitudes survey results. The new survey will have specific questions on issues and values relating to the Comprehensive Plan. 3.2 Meet with Tigard Beyond Tomorrow focus group session. Discuss results of State of the City and possible alternatives. (late 2006) Involvement: Overview 3.3 Conduct Open Houses at Town Hall or Library. ➢ Participation Level: High Have citizens "walk" through each topic. Use ➢ Duration:Throughout process photos/discussion to determine people's preferences to ➢ Implementor: City,Planning help develop alternatives in small focus groups. Commission, and CCI ➢ CCI Role: Help with event 3.4. Incorporate youth and schools. Conduct sessions implementation,provide feedback. with children on specific topics to get their ideas. Explore ➢ Staff Resources: Includes staff time to tie-ins with computer work or specific class work. set up meetings prepare materials. P P Costs will be incurred for for mateeriaals. 3.5. Planning Commission Work Sessions.The Planning Commission acts as the Plan Steering Committee. The Commission holds public meetings that are open to all citizens. The Comprehensive Plan will be reviewed monthly. In addition, the Commission may invite the citizenry at-large to have a joint session or Open House. 3.6. City Council Updates with Planning Commission. Use regularly scheduled joint meetings to provide Plan process updates. 3.7. Hold Public Hearings. These will take place at Planning Commission and City Council for adoption purposes. 3.8 Hold CCI meetings throughout the Plan Process. These meetings provide the CCI with the opportunity to evaluate the current Public Involvement Program and provide additional suggestions during implementation. Summary These three components are all interrelated. Each plays a key role in building community support for the plan by offering citizens different levels of participation,based upon their interest and their time commitments. By incorporating broad-based public participation early and throughout the planning process, the Public Participation Program creates opportunities to increase the public's knowledge, understanding, and involvement in the plan. 1.2. Set up News Network • • Issue Press Releases • _ • • • • • • • • • • • ■ • • • • • 1.3 Make Materials Accessible All Phases 1.4 Produce Citywide updates I • • 1.5 Maintain interested parties list All Phases 2.Outreach 2.1 Board/Committee updates • • • • • 2.2.Neighborhood updates _ • • • • 2.3 Additional outreach As needed 3.Involvement 3.1 Use Citizen Surveys • 3.2.Tigard Beyond Tomorrow • • 3.3 Conduct Open House/Tours • • • 3.4.Youth and Schools 3.5.PC Work Sessions • • • • • • • • • 3.6 Council Updates 3.7 Public Flemings • 3.8 CO meetings _ • _ • _ • • • • ,0 aV 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 in18.350.050 C (1). 3. CONSISTENCY WITH SURROUNDING NEIGHBORHOOD. Done. See 2 above re buffer lots. Also see 18.350.050 B (d)(e). V 3 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 • • 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" • 4ppenlix A • • OPTION 2 — Reorganize Chapter Summary of Major Changes Reorqanization. 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 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. Page 1 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.B. In addition,the applicant shall submit the following: 1. A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant. This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. The statement should be explicit in 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. 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.B and the information contained in 18.350.050A. B. Additional Information. In addition to the general information described in Subsection A above, the detailed development plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the Director: 1. Contour intervals of 2 to 5 ft, depending on slope gradients, and spot elevations at breaks in grade, along drainage channels or swales, and at selected points, as needed 2. A specific development schedule indicating the approximate dates of construction activity, including demolition, tree protection installation, ground breaking, grading, public improvements, and building construction 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 VI 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. 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. 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 • • 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 AppmIex 6 • • Annotated Option 2 — Reorganize Chapter Explanation of Formatting These text amendments employ the following formatting: Stfi eugh- For text to be deleted [Bold and Italic]- For text to be added 'Boxed- For staff notes and comments related to specific amendments. These are not part of the proposed codified text. Chapter 18.120 DEFINITIONS [55. "Density bonus"—Additional dwelling units that can be earned as an incentive for providing undeveloped open space,landscaping, architectural character, or tree canopy as defined further in this code.] [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 18350.030 Administrative Provisions Page 1 of 24 June 29, 2005 • • 1 1 • . \ •• ! I I . [18.350.040 Overlay Zone Requirements] 18.350.090[18.350.050]Conceptual Development Plan Submission Requirements [18.350.060 Detailed Development Plan Requirements] 18.350.010 Purpose A. Purpose. The purposes of the planned development overlay zone are: 2. To facilitate the efficient use of land; speeer [1. To provide promote 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 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] [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] Page 2 of 24 June 29, 2005 • [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 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. I.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 andier--eeneept-talawshall be processed by means of a Type III-PC procedure,as governed by Section 18.390.050, using approval criteria contained in Section 4-8450400[18.350.040]. [2. The concept plan shall be processed by means of a Type III-PC procedure, as governed . by Section 18.390.050, using approval criteria contained in Section 18.350.050.] 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. 3441 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,awl 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 S 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 Page 3 of 24 June 29, 2005 • . 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. heard , entl.. [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 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.] Page 4 of 24 June 29, 2005 • • • 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. • [C.J 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. ' - _ !• __ . . :_.. : :_ _ .. _ . . . 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 18.350.0601 m istenal and taken by the criteria elerr - • - - . . . •• _ •. . ..• . -: , . ... -- - ,• • : - .-, . - . - - , . . _. . : - ' - - . - - - • .. •I £. 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.J 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 for 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. DIE.J Phased development. 1. The Commission shall[may]approve a time schedule for developing a site in phases, but in no case shall the total time period for all phases be greater than seven years without reapplying for conceptual development plan review. 2. The criteria for approving a phased detail development plan proposal are that: a. The public facilities shall be constructed in conjunction with or prior to each phase; and Page 5 of 24 June 29, 2005 • • • 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. €J[F.J Substantial modifications to conceptual plan.[If a detailed development plan or preliminary plat does not substantially conform to the conceptual plan, a new conceptual d e v e l o p m e n t plan shall be required] - . . .. .. - •• . .. - [G. Noncompliance.Noncompliance with an approved detailed development plan by the developer, owner or successors and interests shall be a violation of this chapter.] Note: moved from 18.350.040.A [H. Issuance of occupancy permits. The development shall be completed in accordance with the approved detailed development plan including landscaping and recreation areas before any occupancy permits are issued. However, when the Director determines that immediate execution of any feature of an approved detailed development plan is impractical due to climatic conditions, unavailability of materials, or other temporary condition,the Director shall, as a precondition of the issuance of a required permit, require the posting of a performance bond or other surety to secure execution of the feature at a time certain not to exceed'one year.] Note: moved from 18.350.040.81 • _.. . . .. - . _- • . . _ - - -- . exceed-ene year. Note: moved to 18.350.030 I I• . .. . . Note: moved to 18.350.020.A Note: moved to 18.350.050 Page 6 of 24 June 29, 2005 • • '• .. • ; 3. r,r......c ct.red homes. ; e� er-similaf-uset-affil 0 - • - e. - E� . . . . . _ . • . . . • . . . . . -- = :: - • •• . - • - Note: moved to 18.350.06• X360; which „ s f cing street Page 7 of 24 June 29, 2005 • 1 1 • 1 . • Note: moved to 18.350.060 • par-k-ingef affect adjoining. e o • - [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 18.390.0501 [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 Page 8 of 24 June 29, 2005 • • 3. Survey Data.An aerial photograph and an accurate survey showing the following information: a. Scale, north arrow, benchmark,and date of survey b. Tract boundary lines c. Easements:location width, and purpose d Names and locations of existing road rights-of way on or adjacent or across streets to the tract, including bridges, curbs,gutters, driveways and culverts e. Position of buildings and other structures such as foundations, walls,fences,steps, and paved areas f Utilities on or adjacent to the tract-location of gas lines,fire hydrants, electric and telephone pole& and street lights;and direction, distance to,and size of nearest water mains and sewers and invert elevation of sewers g. Location of wetlands,springs,streams, bodies of water, drainage ditches, watershed areas,flood plains, and other physical features h. Outline of wooded areas with names and condition of plant material i. General topographic information j. Additional information may be needed, depending on site complexities such as soil information and studies of the geological structure of the site. Requirements for additional information will be determined during the preapplication conference.] [4. Basic Site Analysis. The physical analysis of the site is developed primarily from field inspections. Using the survey, the aerial photograph, and where warranted, infrared aerial photographs, the site designer, working in the field and in the office, verifies the survey and notes site design determinants. These should include, but not be limited to the following: 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 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 L 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: Page 9 of 24 June 29, 2005 • • 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] 4&3-50;090[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 IIIIB[--PCJ procedure,as governed by Section 18.390.050[and the additional information required by 18.350.040.B.]In addition,the applicant shall submit the following: 1. A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant.This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. [The statement should be explicit in 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.] from the Direeto 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 : .. : - - ••_ _. ._ ....•• . . _ e' - . : 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)]; Page 10 of 24 June 29, 2005 • • [5. Parking concept] 5161 A sign concept;and &47.J A copy of all existing[and/Jor proposed restrictions or covenants[;] [8. A streets and utility concept;and] [9. A Structure Setback and Development Standards concept, including the proposed residential density target if applicable] [10. The pedestrian, bicycle and access concept including routes to transit,schools and other neighborhood activity centers.] [C. Allowable Uses] Staff Note: these were moved from 18.350.060 [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. 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.] [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] Page 11 of 24 June 29, 2005 • • [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.] [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.] 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 Development Standards, and 18.350.100 Approval Criteria, as well as some additional changes. Where language has been carried forward from other sections, these are shown as unchanged text, even though the numbering may be different. This is to better distinguish where substantive language changes have been made to previous standards. A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type III-PC procedure, as governed by Section 18.390.050,the additional information required by 18.350.040.B and the information contained in 18.350.050A. B. Additional Information. In addition to the general information described in Subsection A above, the detailed development plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the Director: 1. Contour intervals of 2 to 5 ft, depending on slope gradients, and spot elevations at breaks in grade, along drainage channels or swales, and at selected points, as needed 2. A specific development schedule indicating the approximate dates of construction activity, including demolition,tree protection installation,ground breaking,grading, public improvements, and building construction 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 Page 12 of 24 June 29, 2005 • • . 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 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 is 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 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 modem 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 • Page 13 of 24 June 29, 2005 • • 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 size, lot depth and lot width standards shall not apply - . . - . : - . - •• .. . . ._ . . - ; There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum size required in the base zone. Staff note: the provisions related to computation of density were moved to subsection E.2., below. To address the concern related to small lot sizes abutting larger parcels exterior to the PD, a method to transition lot sizes was added, so that perimeter lots could be no less than 80% of the base zone lot size, the same as would be allowed with a standard subdivision. 2. Site coverage: - ' - -. _ . . •. . -- .. _ _ . : :: ; The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%; Staff note: the previous standard required compliance with the underlying zone, which is in conflict with the PD standards that require 20%landscaping. 3. Building height: - ..• .• .-•_ . . ' . . .. : Any increase in the building height above the maximum in the base zone will require that the structure be setback from the perimeter of the site a distance of at least 1-1/2 times the height of the building. Staff note: the previous standard was a blanket exemption on the height limits. 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; Staff note: the previous standard only required front and rear yard setbacks to be maintained. should be replaced by something more explicit and clearer, such as a perimeter setback. Setbacks may be required from internal roads that are not designed to serve abutting parcels. le. Private streets. b. The 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. Page 14 of 24 June 29, 2005 • S 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 Director 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 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 18.110, 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 section[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 '1.- . .. • . .. - . . . •. _ . -- . .. . . . . .' - Page 15 of 24 Julie 29, 2005 • • 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 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 18.120]not to exceed 10% as an incentive to increase or enhance open space,architectural character and/or site variation incorporated into the development. These factors must make a substantial contribution to objectives of the planned development. The degree of distinctiveness and the desirability of variation achieved shall govern the amount of density increase which the Commission may approve according to the following: Staff note: This section has been slightly revised. First, a provision was added to allow density to be transferred within the PD. For example if a PD included an acre of R-12 and an acre of R-7 zoning a total of 19 units would be permissible. Rather than require 12 units on one acre and 7 on the other, the commission may allow a reallocation of density to either spread it out(an aggregate of about R-10) or concentrate it in one area of the site. i. [A I% bonus for each 5%of the gross site area set aside in open space, up to]a • maximum of[5%J3%, is allowed for the provision of active use recreational open Page 16 of 24 June 29, 2005 • • space,exclusive of areas contained in floodplain, steep slopes, drainageways, or wetlands that would otherwise be precluded from development; Staff note: a formula of 1%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. •U. . • .. •. . . °. • . •- - -• - •:; ' - -• •- -- - -• - ;• -- •. . . -- - .. .•• ; :.•:. : - - •Z• - • •: -• [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%1 Staff note: a formula of 1% to 1%project cost was added for more objective guidance. ... • ° . . 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. es� Staff Note: This is the stated purpose of PD's. Why should a bonus be provided for projects that do what they are supposed to do? Perhaps varied use of building types and/or pricing levels to meet affordable housing objectives would be something to consider, but as written, this bonus provision should be removed. Another consideration would be to grant density reductions, based on site specific criteria with a potential mitigation program (i.e. Transfer of Development Rights) d. Chapter 18.745, Landscaping and Screening. [The Commission may grant an exception to the landscape requirements of this title upon a finding that the overall landscape plan was prepared by a licensed landscape architect,provides for 20%of the gross site area to be professionally landscaped,and meets the intent of the specific standard being modified] Staff Note: The requirement for a licensed landscape architect was added to ensure that a greater understanding of plant types and their appropriate uses and placement is followed in the development of a landscape plan. A professionally prepared landscape plan should also be able to show how a specific standard may be met through an alternate means, e.g. a narrower buffer with a greater use of evergreen trees and shrubs, instead of a masonry wall. e. Chapter 18.765,Off-street Parking and Loading Requirements.[The Commission may grant an exception to the off-street parking dimensional and minimum number of space requirements in the applicable zone based on findings that: i. The minor exception is not greater than 10 percent of the required parking; and Page 17 of 24 June 29, 2005 • • 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.] 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. Page 18 of 24 June 29, 2005 • • • 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;] 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.). fii. 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 a! 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 Page 19 of 24 June 29, 2005 • (e) Whether the viewer is stationary or mobile. - iii. On-site screening from view from adjoining properties of such activities as service areas, storage areas,parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and • (c) Whether the screening needs to be year-round. c. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner,to the maximum degree possible,to protect the private areas on the adjoining properties from view and noise; • [d Exterior elevations—residential use:Along the vertical face of single-family attached and multiple family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: L Recesses, e.g., decks,patios, entrances,floor area, of a minimum depth of eight feet; •ii. Extensions, e.g., decks,patios, entrances,floor area,of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet;and iii. Offsets or breaks in roof elevations of three or more feet in height.] e. Private outdoor area—residential use: Staff note: These standards were revised to apply to all residential(single family and multi family) development. Previously, only multi family dwellings. L . ..• - _ . . _ . . ,[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. f. Shared outdoor recreation and open space facility areas—residential multi-family 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 and-epen space shall be readily observable from adjacent units for reasons of crime prevention and safety; iii. The required recreation space may be provided as follows: (a) It may be all outdoor space; or Page 20 of 24 June 29, 2005 • • she-feet [(a)Additional outdoor passive use open space facilities; (b) Additional outdoor active use open space facililies; (c) Indoor recreation center;or (d) A combination of the above. Staff Note: The SDR standards permit balconies to be used for semi public outdoor area, but this seems a weak level of excellence to expect from a planned development project, therefore its recommended that this provision be deleted. [g. Demarcation of public,semi-public and private spaces for crime prevention: i. The structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space,to provide for crime prevention and to establish maintenance responsibility;and ii. These areas may be defined by, but not limited to: (a) A deck,patio, low wall, hedge, or draping vine; (b) A trellis or arbor; (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[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] - -' - •- . . - . .. . . - . subsection, 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]; wed, -and landscaped; Page 21 of 24 June 29, 2005 • • . 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[or is within a • '/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 limo such facilities as: • (a) A waiting shelter; (b) A turn-out area for loading and unloading; and (c) Hard surface paths connecting the development to the waiting area. i. Signs: Staff Note: the sign requirements were deleted as redundant and meaningless criteria. k. Parking: i. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter meter 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 18.775[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. • 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. 18,350.110 Shared Open Space[Facilities]. with the Director. and Page 22 of 24 June 29, 2005 • • 4s limitations: PulTesest • [Exclusive of any other required open space facilities or buffer areas, the detailed development plan shall designate a minimum of 20%of the gross site area as an open space facility. The open space facility may be comprised of any combination of the following: i. Minimal Use Facilities. Up to 75%of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes, wetlands, streams, or 100 year floodplain). ii. Passive Use Facilities. Up to 100%of the open space requirement may be satisfied by providing a detailed development plan for improvements(including landscaping, irrigation,pathway and other structural improvements)for passive recreational use. iii.Active Use Facilities. Up to 100%of the open space requirement may be satisfied by providing a detailed development plan for improvements(including landscaping, irrigation,pathway and other structural improvements)for active recreational use.] Div. The open space area shall be shown on the final plan and recorded with the Director; [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. Page 23 of 24 June 29, 2005 • • 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-epen-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]; Private Ownership.)By leasing or 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 l ease or 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; (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. Page 24 of 24 June 29, 2005 "peed C • • PIP 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 Lj/ll/os i, t S 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 <5,000g.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.) _pZ • • o Lot plan(i.e. preliminary plat) o Landscape plan o General Utility Plan(s) (sewer, water, streets, drainage, etc) o Preliminary street profiles o Architectural details or design controls (CC&R's) both for the structures and for other site amenities (benches, street lights,ped path lights,walkways, bike racks etc) FOR COMMISSIONER CONSIDERATION: These are not criteria for approval but are instead intended to be considered by the commission to help determine whether the project sustains the burden for granting variations to the other development standards in the code. -Open Space/Natural Area The degree of open space required should be commensurate with the intensity of the density within the development. In other words, if the homes are packed tight together with small lot sizes,more open space should be required. Mathematically,this could be expressed in percentages: if the average lot size of PD lots in the R-7 zone are 3,000. square feet,they are 40% smaller than required in the zone. Therefore, 40%open space or natural area should be provided. If there is unsuitable area for open space or natural areas on site,then the applicant may propose to pay a fee in lieu or an off site location, which the commission may accept or reject. There should be a baseline requirement for"Natural Areas or Open Space" with any PD. A minimum of 20% of the net buildable area should be reserved. This may be a combination of: - Natural Area.An area of land and/or water that has a predominantly undeveloped character. Natural areas may be pristine, or may have been previously affected by human activity such as vegetation removal,agriculture, grading or drainage if such areas retain significant natural characteristics,or have recovered or been restored to the extent that they contribute to the City's natural systems including hydrology,vegetation,or wildlife habitat.Natural areas shall be permanently reserved by common ownership among the owners of a development,dedicated to the public, or by other appropriate means committed to the use for which it was intended. Open Space.Land to remain in natural or landscaped condition for the purpose of providing a scenic, aesthetic appearance and/or protecting natural processes,providing passive or active recreational uses, and/or maintaining natural vegetation. Open space shall be permanently reserved by common ownership among the owners of a development, dedicated to the public, or by other appropriate means committed to the use for which it was intended. a. Active Use Recreational Facilities: Facilities for recreational uses that tend to be more organized and/or that require a greater degree of site development and conversion of natural area,including sports fields,playground equipment, group picnic shelters,hard surfaced pathways, permanent restrooms, accessory parking lots and similar facilities. • • b. Passive Use Recreational Facilities: Facilities for recreational uses related to the functions and values of a natural area that require limited and low impact site improvement, including soft-surface trails, signs,pedestrian bridges, seating,viewing blinds, observation decks,handicapped facilities, drinking fountains,picnic tables, interpretive facilities, and similar facilities. If the amount of natural area does not meet or exceed 20%, then the applicant should provide additional area (either open space or created or enhanced natural area). With CWS's consent, buffer areas may be utilized for some passive recreational uses. If the development proposed a condo or multi family project(no lots, and therefore no lot size equation) then the minimum 20% would be required and then the formula in [18.350.100.B.3.el 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. lP4 • • - 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: P5 • • .:: . ., 7 :<- c.K L°,' "..� t�Tub ,, "^ `. _ ,` '+k A,�jl'+,J. +u-kit* 1, i,.z 4{0, ..:7 4 b'-,k nstw rk;re. V.rr 7 X10 r k+.ri 'cF p ) ySYK. ci i al Y �4'1 t, ,Plit-t Fr -('^f"* '► 7c;'7TU*ta„c�,W , • The shortest distance may be a straight line, but that is not always a good thing. xc. [ i � ' 'I t tip 7 .•1',y:a� .:e%, rye+ { r �', `t ..c r �� ..' om- :' r ' . 3 P F t' l `H { if _ ;A.A,...;',1',...S.`,'''", ,...".." .4.4"-...,''' ,,', •' - ..' ",..., '."'"'.',..:•:.'1',''':i.'''''",' : Tr , .... ‘. - •.- • ... _ .. _, .... .... , .....„.„....... . . - ••,,... ..... .. „..11 in . . '‘.. . , .., . ...,...„........„„...,... ,:.‘,,..... . . .,:.,..„. . . _......_,:.....................„...... , • i ,..._ . . . ...... ... . ... . . _ • _ ..,.. • • .....„.....• .....„ ., 0.,....„ • Fixtures should be distinctive: I •,,tiX .1 w "'....11. -- Tye .,+, • - �sc t' M �� ...--0-4 T6 • • Open S saces should be inviting • • • - • - • - , . • z • •3 •; • • . • • '• • • . , - - •- • • .• • ..."■-••'••••..", 4.=••‘ • ••• -,• •.',"• • • . ,.•••••• .• .••••• •-- •- • ,• '', - . • cc- .v - 1:• ' - ••••••■•••. 7,7.7:•!• ' •- • Innovative and/or unique building materials should be used, such as brick or other modular savers, green roofs, green streets, • - _ . • ... - • . • . - - • ••• . r ••• .• • o7 • • 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 i 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 - ' 3 a ` i ,,,,-,,,,m1:' 3:,.' 1"A h �i . gei Dm-- 7- � : y�{- _ �$ 1 ✓ ( 't ' t �.S r i :t , / s � f I!� • yap ‘ 'O°.� 71j I- �'f, ! WI P yr /�;-r� ` M ✓i `, �y'n`�y�y. „,,,,,.:?.-4,---q �-,-.s /M-' rte'• �te�a^: , ' \l 3” k�� 9 L Jlf:• n '` C1 , ,..., , . ,` /. � yV ( `. wee, Q1 7e.--F1 1?u: 1174 isxz a ii 7 r o / 1 , s «# j'I f q I ` .._ a e. r l`, 000.0• 1 f f��J Q � s 1 r %"). s 1-.4,41 4 ''�* � ,�-©:�7 u SAVANNAH WA SHINCTON,D.C. 14A11IEMONT ADVANTAGES ADVANTAGES ADVANTAGES 1,Escet.eni directional orientation 1.Street hierarchyvith diagonals for through treflrc t.Sines fwrarchy ved+dapmsata for through traffic 2,I,or varietyoontroOa U. 2.Even rfspersaf of freffec through the grid 2 Evers dispersal of Soli c rhrmrgis the retwe,Y 3,Stmt hiarard.y with end blocks for lhrfrph croft 3.Dagonals respond to the terrain 3.15.a12ottafc tespemd t_utrain 4.Evan dispersal of traffic through Ise grid 4_Diagoaafs nterruptawnetorryal the god 4.k+trbrrcafy incensing Di geararooC varety 5,Svssght fines anharwe ref";terrain DISADVANTAGES S.Cannrndaole variety of Nooks sod lots d.Effo.eI datMe•ba 3rap of'gays and efiII.es 1.UexnI rSsbha variety of flocks and lore e.Efficient doubhssoad.og of aliens for ablaies DISADVANTAGES 2.Nqt mrmbu of swkw erd for eb to 7.Diagonal 1ntersettire spadao?waddatined I.Monovmous woos"perlodfcaty ini.nupfed 3.Diagonal:raraealoras spatially ad dafute/ OI S A D V A N TA G£S 2.Doe3 0444tooro r odaw snoronmenul Interrupaone 1.Toed}a to be tflsodfruiOO 3-U,Wapansivato Vaasa bunko Organic Curvilinear Discontinuous _e •t � f, -v; - - t g' Jt ��'?4't"( m j ic,a'- JI D�.�Y —•.w a,F,::.■ y, t r...r s - ti` l Il '�d ;?.`,S ;._L 3 ';._�31g3 ' �� ?3 L r` . !�_ �ra- t4.rG! .-714 L m e _1 wc_!�� P•L Q r3 !j��`i 0;a y��)\'. ltl; X773 m{ ..1.1 ,�}� 'a 3=- r." ' rL:r. :1�. )VCII ,�.m41`o?V ' , i"s IA '�i , 4 "}j g Q Yf ', i ivy. ' F_. "iu zsti '_L._ _ s --� E 4 k ,,f t >� f _ ea l t-ti} �- } t,ahrF, .ra .ta��a c�I Y i 1>�'.4.�:, n, D a w i-J P $ —� '_ate T C • I 1 °` � r s e„till! fit � �'„ , 1 'a reasTVGNS T RIV ERSmG R AOSURM ADVANTAGES ADVANTAGES ADVANTAGES L Sow btararchyveitb fono rotates for dveuga.0.0ie I_hetva:ce ty eueresdng by di loo:ea woman L Srreor.biereraIty wen,osiaeemn ter through traffic I Even Snpersal of amino through network Z Essay secmmtodetes erryeannertat insem,pdoes 2.Coouoe.bievpn.yef bfesea eod loss 3.k ubciaaey Inaerestitp by oeo. .viavasiegy 1 NV*tesoonsue to terrain 2.&nay oderes amebenrnented inr.nuoo oo A Reporrd a to eertso 4.E dispersal of traffic through the network 1.Nighty respwaiee top unman S.Essay eccoranodans environmental uuemrpsnos DISADVANTAGES DISADVANTAGES S.Short staves,teardneted wastes L LAO*6re0Udwi one natfe t_Concentration of noun by atteenes of network INSA D V A NTA G E3 Z.Uanonva0eOIs variety of tots 2 Tends robe dsor:enono . I-Urnontrolletia variety of bloats sod rots 3.No rraaaal hierarchy at streets I 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. pq • • . • Block Types: The disposition of blocks has distinct socioeconomic implications. The Square Block This type was an early model for planned settlements in America, • 111.1•11 - 1♦j • R 1111111111111111111 , —17,,i particularly Spanish colonies. It was sometimes associated with I agricultural communities,providing four large lots per block,each lot ` Wall r•- w', %I i with a house at its center. When the growth of the community i I '�1 j , ' 1 produced additional subdivision,replatting created irregular lots - mil_ `7 . •; , '� � '� } ' (Fig.1). While this may provide a useful variety,it is more often , si/ 1 I ;1--1 regarded as a nuisance by a society accustomed to standardized j , � ,l ■ products. A further disadvantage is that discontinuous rear lot lines j -1 as ! I em al 1 make alleys and rear access utilities impractical. Despite these short a n= ' !fit i comings,the square block is useful as a specialized type. When 1 } r • 4141110 a ® . , ■platted only at its perimeter,it can accommodate the high parking !' l■ 1����7r, ��� requirement of certain buildings. The open center,well insulated I (Rid I 'bid ■ o %��1�-,"F//„��', N bw- from traffic may also be used as a common garden or playground (Fig.2) ■I �i♦��l♦1♦'� % ill i1♦111l♦1111111MInI♦ f- t.SQUARE BLOCK 2.SQUARE BLOCK The Organic Block This type is characterized by its irregularity,its variations are 1 %�� '�i unlimited. The original organic block was the subdivision of residual '! l land between well worn paths(Fig.3).It was later rationalized by � f i �� t.- . .,j Frederick Law Olmstead to achieve a controllable,picturesque effect I 0 i and to negotiate sloping terrain gracefully. The naturalistic block ,,.' p ) , /�`f'despite its variety,generates certain recurring conditions that must be \v- 4;,,v ,. '/ ��y C O .; resolved by sophisticated platting. At shallow curves it is desirable to �i' O kyr �0 I have the facades follow the frontage smoothly. This is achieved by j f� �!,,�\O- ! �„ f keeping the side lot lines perpendicular to the frontage line(Fig.4). I'=,,M. , ` C At the same time it is important for the rear lot line to be wide enough ` .i. ` '>' `" / 40 " j `+ to permit vehicular access. At sharper curves,it is desirable to have + `� '' � //1 the axis of a single lot bisect the acute angle. In the event of �.: excessive block depth,it is possible to colonize the interior of the 0000°0 ' .- .6` block by means of a close. �f�'�" 3.ORGANIC BLOCK 4.ORGANIC BLOCK The Elongated Block The elongated block overcomes some of the drawbacks of the square p E I �J t----11--1 A block. More efficient and more standardized,elongated blocks U +`� .;` w, provide economical double loaded alleys,with short utility runs,to � ��j �� / eliminate the uncontrollable variable of lot depth and maintain the 1 IP 4. F�"moo /�pi,option of altering lot width. By adjusting the block length,it is l C' G ' ` �` 4 ��, possible to reduce cross streets toward rural edges or to add them at i ii it ri,' ''" 4 ' S `,� / I. , ,, �/' urban centers. This adjustment alters the pedestrian permeability of i] ? / the grid and controls the ration of street parking to building capacity. l l ill a 11194 ^' z The elongated block can"bend:somewhat along its length,giving it - M 0 - 1 l- � f i I1 1'/II a limited ability to shape space and negotiate slopes(Fig.6) — H G a " q Unlike the square block,the elongated block provides two distinct ' r ; �Z q g P r„ it % lz types of frontage(Fig.5). Residential Buildings are placed on wider z , '% lots on the quieter side of the block. Commercial buildings can be X) q;O:q:O:o.o,o to CO 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. 5.ELONGATED BLOCK 6.ELONGATED BLOCK • • Open Space Types. GENERAL Pubk open spce provides orientation hierarchy and carer OEM (AI 3 Cf__ 1 L jjJ 11, OEMs 1 U :mortal structure structure to•ne:phbodwod.The speciafred on apices shown hen consist of elongated block types.They /-- an'tea be adjusted to fu both aquare and organic block / % r .n W,,r 1–'• II fir 1 1 11,17 p: .i%4A Z,. ,4 LANE Y �// E � r, ! �-0 .d I i Q,adron often make lanes behind houses into informal a �//t' i /4 • ease playgrounds.The paved surface in front of garages is con- G 4 r� .G a .��- ��e 'ri venient for belt gamed Lanes are particularly successful � 1 1 4 ' I dig I ;- . Mt' ,. when they an designed eliminate through traffic{rightk f• Garage apenments provide supervision. a ' sue . gia i r/ 4 (.t PLAYGROUND N �l %/' . I I F� dG ri ■ qjI Of Playgrounds can be easily extracted from any block by as % "� signing one or several Iota to this use.There should be a r/r 1 1 / Ur 1 1 Ot playground within 500 ft of'wry residence.The Mal` I ' 9 "'" I I eon AAAntle ground should provide both sututy and shaded play areas ! �✓ y,� P. **wed es en open shelter with benches for patents.Play- lal' grounds must be fenced.bckable.and lit.if they ere not to Q' –� become a nuisance at night - 1 4 % % `y 1 , , .Q'A t/ 1 R %%1 �%d NURSERY • r Ed A nursery can be maenad in the middle of a block.away { 11-1 I-11 fi—"- 1�" "'` from major thoroughfares h requires a limited amount of f_ parking but a betantral vehicular dropalf apace-The at- LANE PLAYGROUND NURSERY Cached playground should be securely fenced and have both sunny and shaded areas.Diathesis games may be noisy,so it is advisable to locate nurseries where adjacent louses are-buttered by outbuildings. _11 ) -I I,� �` .MI . mow_` -1 CLOSE Aclose is a bent space for foundries inside the block It may •// e O a , r j'`�` ` be PedesuisrS w it may have•roadway loop around a //, O O t I r Gr 1 �r r l I t preen'red.its minimum width must col tide with emeti tt I gem:r shide hurting standards.The close is a superior al- l e 0 a % N / % vV I J r� _ li. tentative to pee cu desaC as the foams is s green rather % Lf/11 •ll�� than psvem'nt t is ssp'c ally recommended for commit- ;MOO 0 0' r j i4 / '� m r H nalsubgroupssudsatoohousingorassisted-livingcohag- E � t- H , {eThedosprovidesaddittonalfrontagefordeepsquare b 2 //i fj //. % .y 'rte'and organic blocks 1 b'F , �'Ad b ATTACHED SQUARES 3 :f E j . p 03 Squares are green spaces that provide sertirgs for civic a* //// . II G p '% % s buildings and monumena.which art bcated at the center 3 r___� 1 i r f 1 L. e inredgeofU»square.Although buddsnga may play aPart A % y y G ";i, s' err } 0� . . • the sped b largely defined by formal tree planting, ra p .'�I' j Y i b Pf -. 1 •:S LL Squares should be msintsined to a higher standard then ij % fill % E I T"' playgrounds and perks t 2 �) % • liar 0 0 • • 0'400 DETACHED SQUARES a s..,1 . 01� It- '. , {I �. ¶- Squares detached on all side*by roads ere particularly for- ma Since adjacent buildings provide much of the papule- �^��____t+ taut that vies a public space,detached squares are less [—'j X11 It-- 1 I (— m)♦—� - 1 r---'-� II l J likely tot*used than other types.This separation also Om- its the amount of natural security provided by adjacent CLOSE ATTACHED SQUARER windows.The detached square remains appropriate as 5 means to symbofrath enhance Imponan t places or institu- tions. OPEN SPACE TYPES • • • MI! I MI! %'":(`":tr f"•'2A .t�/i.■y■%%■'A■0'„ 0■ ■M ■grrG ■ a? '//G-'VVZIds%d?'i.(/,�'N.c IIrI_ ' ja gajjami L 7i / i /, / !. 4 i p2F �. 9/: % ' � Z S % ,oar-l//`%i`/1/i,9d a;,-Aeiz,i'� NiO r,r sVsav lin 44 Y, Ina�r r / t_ L.. ''A' ✓A': '00 00 f _�■PG a "401."0' 1 O • - - 001 fn,.- `4 1 %a /� a:1oQLa 17�7% O.g O.O . , AMY O / %, %G / .0 . f g / / 311112 000 O O l 21 , r � to + %Ne /%k •.;ice*ao. y i, S■% to 0.0 K X0 O O �,t V400 OO f ? 00.000} G -z, ims raw _ �Q � � t � A,� �G i t � /h1 . r Qr r L i i ■i% 7 / %i/ `-I" 1. old M 21 MAW M3 11 E ■M■■ ■.M■ M■M r■■ 1 n, . ' I VIM ■ - OPEN SPACE TYPES–OETACHED SQUARES S. • . • Open Space Types (continued). • MARKET PLAZA • `i 1. I I j ij I- I I IS 11 v mii...antt — t_.; Plazas ere public spaces that ere primarily paved rather then preen.They can sustain wry intense use by csowds — t!.a� _ 7 i d even t h aphides.Peeing sots should t be designed as E.7w � + ' � �/,. i 1i ' /J/i.i i.7'7` in plazas thsthappento have cats onthem.rathsrthan ess5r df '•'1P 'd tq F eg e'J""aj i1 o-purposeartae.Asmatter shop ping center can be Vans , 0 {f. 'L formed into s town center if it has been designed wit can t bo seamlessly sRadtedte the block w temandd.taitedss ! {� ...•..3 ! a data �_4' / 'S "is 1 1t 2 �5 '1 3 CIVIC PLAZAA 9 t " /1 I I • Civic ball tgs are often no larger than the private ones i�!/r� ".ss uEY2 vZs that sumac/ad theta,and their 1�� [' hgdsi arcl more ' ::`r I 1 tu ?L ;.0 g L buid6hgs cannot depend safety on architeaurot ewes. /f •/ •-:• . Lion.Their setting within the block Systiftl Mg coinnwni• � "; b �� � cats their elevated statue.Stet on squares or at the s"� s7; J terminations Ol*venues are ideal btR not shays avatable. � ;r,�. "< L ', % R 2`• Thus the most dependable technique Is to organic*and de- A. R,,,;• +,. tall the parting areas of civic buiid'ngs pleias.' 9. Y ,* t b I area :; •:!`<4 f}> The green is an urban.neturdstic Open space.Like the' �te---�– � square.it is%mat civic.and surrounded by buiidngs.tin. it i—■ •i— r it t___ iii ..., a Eke the square,it is informally planted end may have in ir- regular topography.Greens are usually landscaped with trees et the edges and sunny lawns et the cents,.Gr..ns MARKET PLAZA CIVIC PLAZA should contain no structural other than bendusl.Pavif- ions and memorials paths are optional PARK Parts are natur.11sdc open spaces,like greens but larger and lass tended.They ars most successful when created from virgin woodfanhL Paris have gra sty areas onlyperiod ;catty.A knelt or•pond st be used es an important orya �� I i -�.A e ril=ing featuro.Perks cwt in dfa tnrbanh fabric of 4srga dtlas.buttheirinherentsizeoweflyputtthemattheedies , #' or towns and village:Pates ohs. s edged by connections to `. r or by houses on vary large bey as tong as Cennaetwnt W 44141,1 , ,, _ iwbGc paths occur ateaeryNock. V BUFFER elf 0 0 A O.r' �9 \\111. The buffer heath*basin elements of a green with the add- if 0 060 O 0 0* Fr /� eel purpose of buffering the impact of traffic from athigh- 0 0 0 way or boulevard.Shown is a;map lot development O 0 which g a{gees. placed the he larger ad on , O O 0 O h , winch houses ere planned back(turn the roadway fog edge a.another buffer technique. II O 4.4,'" 0 VG oPo 8 ORO fIC"Irbd a fa 0 °� eal u i ■s I ..,� Wulf. w„, t■..�at�/�� ..j GREEN e.oho o° �► +� 1 �' ' y , ! ; �; y !17!�!7!!�'! 0• 0 O� t , h/ } • r V , 0 O 4 % / � a 0 46 O . 6 • AA • 43 6 41 60 45 45 000.60 ill” , %% . 0 tea , • _ ma ,7,4) F•= rf Fa �, p 9 0pO 0�o v 0 fir -Allk „p; 000 O eft— PARK BUFFER P12 • • Building Types GENERAL I [F[] i[ []j I Tas bets the SOIL widtls Th.s ubdivision tlr North into..s s fBry'�// � r asatsndie5n width Thisating sot owhouon and '%/�/ r lfcia nt tot many years.:reetinq ISh rowhous+ and o 1y. , for houses.tots as er, as sth advent and 1 automobile lots a addded rry___ „/for[rouses.However.the r intst a the uir d new added %� ...tot d imensbonW constraints that required new platting standards.The 504 width o vit.double since the basic in- / �E� varmint of efficient cashing o the double row at 64 It. 07,4,,,5 The 14-ft increment,when dadadby four,provide:the alr 0 solute minimum rowhousa lot of IS ft which slows one • / car to be parked with additional room for pedestrian par / ��■ etTheminimumsideyardlotote ft c efficiently 1pe- rimeter / � yatd lot is 48 fin*64-Ft lot elGtaensty provides for the high parking requirement of shoplronta,apartments and office bindings �� %� The platting module of 16 ftcorresyonds cattle traditional r////a meaaura of the rod Platting in rods.without knowing what trsionsmosi SS S beading types will occupy the lob,maintains flexibility and A B C D enwres maximum density through parting efficiency. 4RODS 3ROOS 2FrOOS 2ROOS Four budding tyros accommodate the common res(den- COURTYARD BUILDING tiaL retail and workplace uses of urban*fs,Some build- Mingle s however, cannot be categorized typologies,. '! 11r1 Buuildi gs dedicated m manufatxurinq and transporlation � e may be distorted by large-scale mechnical trajectories ��,a/�institutions of hey body.shooulld also beeex pt amt the ' J" f% . % COURTYARD BUILDING � 1 lot define burkfing rte occupies rms.Overt Rastas the edges of its lot and defines ane types a sibs ae a to co internally-Tied othemosturbanro thepsitcable. is common the pfiystareahn from tee public realm.K* common in hot 1 cameos_its ability to socommodete inc mp ere-idiie In A / { / of iu sbflity to e000r*hmodate incompatible activities In close proximity,it is recommended for workshops,hotels useful ccloncingcrime-prone urban cores. idea le / ��/� j 1ffJL 411411 • SIDE YARD BUILDING MINI INIMIIIIIIMIN i This type of buadatg occupies one side of the lot with the C 0 open space on the other side.The view of the side 3 5 3taOD5 2 RODS 28005 yyetd primary the street front make*this building type appear SIDE YARD BUILDING freestanding.so it may be Interspersed with perimeter :terd buaongs in less urban locations ft the adjacent build �� t ego abo s ells yard type with a blank pertywa(L the open �/. T' apace can be quite privets This type permits systematic di �: j_ ��; it-If r mats orientation.with the long side yard elevation fatting , i %r i /$:� .O, the sun a the breeze_ } 4r ` LO REAR YARD BUILDING —` 3 S ' `) I This type a building occupies prelim[a e.lot lull s s relit MU Q / / leaving the rear portion as a private spay.This o s rela- oeotyurban type ng farad to for es neighborhood gf and town �i� �� �/ tmnten The buitdinq facade defines the edge of the public r �i'—r i Speak whirs the rear elevation may reflect afferent fund / , /��� tonal ptxpose�h its residential form.this type is repro- o'I/// �/� canted by the cow(wrna with a roar garden and ���J� ���I /// / outbuilding.in its commercial form.the depth of the rear %/I/J,d �i//� y yard can contain substantial parking for retail and office i� p✓ �� _ PERIMETER YARD BUILDING jiif// „�UNE This building stands free on its lot with substantial front ��� '� • end rear yards end smaller aide yards It Is the least urban A B C 0 of the types,so a is usually assigned to areas away from dgOOS 2/iODS 1.5 BOOS t two s neighborhood end town centers.This buddusg type is osu- REAR YARD BUILDING sly residential,but when parking is contained within the - tear yard it lends itself to*mired office and boarding uses. t The rear yard can be secured for privacy by fences and a 4 rt • via-placed outbuilding.The front yard is intended to be I 1 } 'lj`%; semipublc old vte ualtycootinuouswith theyarddsofneigh- tt I S%/fir born The meson of contlnvity is usually degraded when t �/�� I parade fronts smirched with dw facades,as errs seldom j I pull in beyond the driveway.To avoid a landscape of Perked tan swaps*should be net beck a minimum of one v. I rasa length from the facade or entered sideways through e wailed fore cwt rft rli irf. ir I iA 5/1 1 A G C D 4ROCS 3RODS 3RO05 311005 PERIMETER YARD BUILDING -...- F13 • • . . • Spatial Definition GENERAL / i budding delineates pubkc space in an urban setting.Sur �/ /j --�-. - --(r,- �, 1%� easeful spatial definition is achieved when bounding bold / / ` I ,' ings are alined in a disciplined manner and the defined \♦ ''/ `, .♦ I `♦ i ♦ / space doss not exceed•certain Mipht•to•wradth ratio. / 1 \ / / \ 1 .\• Alignment occurs when twadng.facede s cooperate to eta / J! • i `` i S. . Graesu fh.public spas.as wads form*room_Urban build- / ` / `♦ I ` 1 \ / Op articulationtakssplace primarily in the vertical plane or / / /�/ \I facade.ff appendages such es porches.balconies,bay win- //��---tea � down and bp0isa do not obliterate the primary surface of 7/ // /j ��� /•� / / / `f / the facade.they do not destroy alignment. RATIO t;I RATIO I:3 The height towidth ratio of the space generates spatial en- closure.which is related to the physiology of the human aye.If the width of•puhfc apace is such that the mina of ,-r------ r vision sses le street wall than sky opening.ha / " I \ �\ i \ 1 I ' degree of egotist enclosure is'fight The ratio of 1 snore- . I ` S. \ I \ ` meat of height to S of width is the absolute mina'nurtt,with \N. i \• I 5\ I ♦\ 1 ...• t .\ 1 so 3 being an effective minimum if a sense of spatial an- . \ I I I \ I \ j closure a to result.As•general rule,the tighter the ratio- \ I ♦ I I ♦ I • \ 1 the stronger the sense of place and often.the higher the \\ 1 \\ 1 `\` I •\ I •\\ i •\. real estate value.Spatial enclosure Is paracelarty ninon- •l \1 \l \I \I \ tact for shopping streatstftatmuatcamp ete with shopping / / / f malts,which provide wry effective spatial definition In the absence of spatial definition by facades,dlsdplurod tree planting is an alternative.Trees aligned for spatial.redo RATIO I:C sure an necessary on thoroughfares that have substantial front yards PROPORTIONS OF BUILDING HEIGHT TO PUBLIC SPACE NOMENCLATURE THE FRONTAGE LINE • / • The lot boundary that coincides with a public thoroughfare / / . or public spice.The homage line may be designed inde- pendently of die thoroughfare.to create a speOneenre of %/ Wane / / r % The vertical surface el a building set along a frontage fine. f .5 r \\ / _ \\ 1 \\ iv. i/ • The elevation Is the vertical surface set along any other , I \ r \ 1 boundary back Fadden en subject to candd by building v •\ I \\ .1,- / \s. I `\ vatioLSatbadcrn.s.r.oea'inaa,endaanaitian a.rfrala- \ I •. .. �, \ i \ yahoos are onM subject to buil�ng height and setback / \ i •\ N. I \ In.., \ I • // `//// •\I \/♦ SETBACK / / / r .'//!/!/ //// // / // The mandatory distant*between a frontage fine and a fa- /� /. . cede or a lot line and an elevation tSY FACADE BY RECESS UNE BUILDING HEIGHT The darned Omit to the vertical extent of a building.The .. - F bukdaag height aheuld be stated as a number of stories, I I '\ SCA rather than aprespil eed dimension.This prevents the corn- I 1 \ recession y interns! eter piing heights,e density In fag buildings.the I \ I P% height may be stemdn.d by n ton,and hare and not by I ♦ I etae requirements the recess line. spatial definition,which are addressed I ` I `\ / by the rec &ne_ i ■ l \\ RECESS LINE \\ t A line prescribed for the hue width of ttte facade,above i a ■N.I \ i which the facade is set back.The mans line eftectivey ds• /// lines the the enclosure of public space Its location b deter // ' /f / // mined by the desired helght•eawidth rape of that space, /i / f/ // compatibility Nelda the average height ofertiting building.. or provisionfanteyfighting at the*Peetlevet • . BY LANDSCAPING TRANSITION LINE TECHNIQUES OF DELINEATING PUBLIC SPACE Aline prescribed for the full width of the facade.expressed . by a variation of material or by•limned projection such as FRONTAGE UNE - • s,pee or a balcony.sbpfr no transition line vary over time fa, j — -,. .—-—. cad..permitting g the end composition. to vary veer time / WILDING WIGHT without destroying the oreroU COmpotitl04 FACADE f// u--I RECESSLFIE it ��i I /// r TRAPKTK I13JE / / j CURB tldE / 1• / / ELEVATION / / ,/ / • LOT UNE -- SECTION PLAN DEFINITIONS p /9 • • Frontage Types . GENERAL .Building rde is ing pendent have de.type.a sit ample. i% �j J /� J j ���� /��� _ -a courtyard bead may have rn arcade.a site trorrc.a � � / stook or a porch as its frontage type.Frontages can be / it/ ,/ / i ranked from most urban to most roraL / / / ARCADE / /I v The fated*overlaps the sidewalk whte the storefront rs mains act beck This type w excellent for read usa.but only when the sidewalk is fully absorbed so the pedestrian cars• //, /� / 4 not bypass the colonnade.An easement for public use of /, // ! / // j private oropertY is required. ARCADE SHOPFRONT /// ,The(nce a is aligned T u typy an the n dota lfine.weh calk entrmu agrsda.This type a oomrenconaf fa sidewakk read.b is ohm equipped with an awning or a colonnade. .A transition fine shoud separate the siGna a from the fa• .tad**bowl. The absence of a setback mitigates against use on Ste ground floor although it is spproprThe SSecede is afgned d on the f onta line.with cars / n�r+edy ge first floor elevated to achieve some privacy for the win- . down.This typo u suitable foe nsidenigf Asses such asrow- SHOPFRONT houua and apartment buildings.An easement may be type necessary r be accommodate the eboptroet stoop This ,� ! / /� type maybe inlerapvaad with the shopfront ..„P'1.2 J FORECOURT g The facade o set fact and replaced by a low wait at the frontage tine.The forecourt thus created is suitable for gar. / / dank v hit sr drop.offs.and wokshop loading and Ito, age.It should be used sparingly and in txxyunenon with / ? fj. /�ii doringaront and steep ode types.t asecontinuous blind wall is ��� L I // r J // the forecourt should ovpedestrian*. m thi Tree canopies within �• / j� overhang sidewalk DOORYARD STOOP The facade n or back horn es frontage a lin*. can with an*Ira j vJ////// // voted garden m terrace t»nvaen This typo un effectively !j//// buffer residential qu*rters from the sidewalk whla remov- su the yard from public a and c.The totem the wham roofed.l- wa*blafor restaurants and ales,as the eye level atlas sit• �,� ,ter is levet with that of passersby r f N PORCH AND FENCE // i ∎ /4/;/./ beck an encroaching habitable porch.the facade is set //. / /`/ / /, /./. f f. be within.conversational distance of the sidewal.A !.�J� �� fence at the frontage fine marts the boundary of the yard FORECOURT FRONT SAWN / The facet lawn is eat bock ates she old be the frontage line.al- Tha front lawn tltit tortes should be andvisvaf- fy continuous with adf.cent yards.The idea/is so shnutats buddngs sitting in a meal landscape.A front porch is usual. N not appropriate,singe no soda(interaction with the a M *• street is possible at such a distanoa.The large setback can Y provide a buffer from hairy traffic so this type is some • times fount on boulevards. / / / ' ///./,./"...- ���/ ��j - DOOR YARD 7: C-.)-7,- ....., ..,. 4 "no._ iii...49" • // - if / /14, /7 / PORCH AND FENCE (._,....r. ��/, • .... 1 , FRONT LAWN • • • p 15- • • . , • Landscape Types GENERAL �, t G...,�1 7. _ } The urban landscape u a set of interdependent elements / 1 �7 �/. that creates a controlled sense of place. It includes than �il� oughfere type.building type,frontage type.end the form '.'' � �y V.,..z.,.- ./ZZf/2. anddnposioonotlandsca / , A Public landscaping plays many rotes above and beyond iJ E� J� bVC� Mat of ornamentation: f 0I 1 . I.To Correct inademecies of spatial definition caused by budding frontages.Planting steady rows of trees at the " edges trusty reduces the height-to width ratio of the street spoor.Grids of trees are used to DI gaps left by un- i �/•�{'•'�•'�J, built fats and surface was �GO [ • I f`y10. `/�/`/ iTo where shade o sum for bud id the appropriate S "JJ \ Q Q lewd of ct running or sue for band may sidewalks the Fox Mot. i O Oughlaraa NMirhg iaStSMKt the mry nhvoly*fh!U*e of aaynimetrical planting, /(5) p,To support �/ -411, y!// ` ttppwt the intended urban or rural character o!she i . public spew.Selecting appropriate species and varying • the specie.pplleannted,as well oaths regularity of their diaper. //// s Ilion.unaherthelandscawaigniGeandY• Jj 1111 j� AO S • �:J//!/ 4 To cleat*a pleasing visuaimmpociton.being careful to ` O �, MI Atha aesthetic failure of certain buildings as well au to ►� 1 reveal the successes.Censider seasonal chances of each species. RURAL ROAD RESIDENTIAL ROAD S.To create a harmonious whole of specific character by 000rdinedng public anti priwt*plantings Selection Should vary.to ensue*resistance to pests but not result in an into- halved to to red of a maint.n.csthro species should pemphasis pea• �/ /R ! , ryJ �J/i �ff' a HJ dominate to reduce maintenance.with an emphasis on C��/,,. demerit spacers that support wildi'ife cornpatibl*wiffh human ur RURAL ROAD ��� o■ This type re appropriate for huddle**et the edges of the tiMit Q! 1� I ■el in o A neighborhood and along pule and greenbelts There is no w " " ratpule public pas ndng fine.The tree metes should be episodic. but in coherent clusters.There are no curbs the drainage is by open swats Ricyde paths may be paved in asphalt. es Adllt.__ tar AI► i ■ i i RESIDENTIAL ROAD ==W V+N IP v v Tha type is appropriate for houses outside of neighbor- hood canters.Snw the o canopy lanti y in to wi a cies ��� �.' 4- o 4)stan6el setback,the tree canopy may be quite wide.The �lRf !■p�nual aspect maybe=opened by planting several species s1,,in itnpedeaafignment Sidewalks may meander and be on / di s!1 on*side of the road only,Roads are detailed with open ! 1 .' '°swain and.when passible.drainage is through percale- 2 lion. `{ ■T 'J) 'RESIDENTIAL STREET , /J//////, 1 4 n This type is appropriate for residental butdnnga et neigh- V //f�////// 411 I M) ' ` 4) i!btuhood and town renters.Tress are in continuous plant- � !!!! •M ino strips.sine*MI sidewalk does not require unusual width.Plant a singe species of nee in steady alignment A thIn,vre'licalosnop.Is necessary to ovoid n.orbybullding RESIDENTIAL STREET COMMERCIAL STREET facades.Thi type Is crnenuloratfy interchangeable with • the commercial street type end may alternate in come spendence to the budding faced*.Streets are detailed with /// I rafsdcurbeandloMdstorindralnaga, i �''� ; '' j j� 4110 �I i : 11) t COMMERCIAL STREET tI1a: 1s Thu type is appropriate for commercial budding*it neigh. p I J p i �� bothood end town centers.Trees are confined by indrvid s- 1 1 t I a el planting areas.creating a sidewalk of ma timurn width �t , ,� with stead accommodating street furniture.Plant a single I A.11.1 1` specie*of ore in steady alignment Clear trunks and high canopies are necessary to avoid interference with shoo- —_——- ___—— ———_ -——— front signage and awnings.Streets are deeded with raised . curbs with closed storm drainage. I AVENUE V 111)This type is appropriate for approaches to civic buildings. 7 I The general principle is a thoroughfare of limited length, `^�' / ! ;CI° with■shl6stendal planted medran.At town centers the � `7 4) �q) l�) 4) hold 1 k �.j flo / ' (!�f l;�) �1$ fwHdpn M residential sress the median rna b* need ,�� \mturafistksgy m become•partcwey or green. ,1 aepp11 BOULEVARD O� III D' )li} 1111) Tl�This type is appropriate forhighupacitythoroughfaresat / LL � 4 ) { l� ) 4sispp*a n imi a E�� � �� R' eghborbood edgaa TM daaeiu+q te ter er to that of commercial street The effect of the medians is to segn- Lq� rp ■p gate the slowertraf c end perking activity.at the edges, % h �!\ � ,r , )��' II�) 's� from through traffic.st the center. AVENUE BOULEVARD • r ? i6 • • • Thoroughfare Nomenclature _.... ,,r-,_...__. GENERAL — _ — --•--j--. �, Thoroughfares are endowed with two etuibutes capacity . �' � 4\Qvq, and cha!ecter.Capacity refers to the number of vehicles '�� % 7r ,� that can move safely through•segment within a given r v. �/./� , time histhysidbymandesterlbtthenun,beeolOnesand \ ti /! , then width and the centerline races the verb radius. ;/ • � and the super elevation of the pavement Character esters i �� /,�..t to a thoroughfare's suitability for pedestrian activities and ✓ GGGV// , ';'/`' �`. a variety of build-mg types Character isphysicalymanifest• *'\\\\ i; 1 \U This is fro smpfistic and tends m wan en emfrenrnent in- ,� ,-13)0,0-1. �t hospitable f«pedasuiibe Tiro fol owing rn of capacity. ap tvre ! r �� more adegwtaty describes the combination of fapacilyy \ �VIHI and character necessary to create true urbanism } \1.NOMENCLATURE } � % 1 �� HIGHWAY: A long-distance,medium speed vehicular �� j ///''''��------���, corridor that traverses open country.A highway should be • eii���ii relatively free of intersections,drivewaye.and adjacent j "(J �j bui{dwrgs:otherwise it becomes a strip.which interferes "mil SN with traffic flov. N\ rseparation. _. EXPRESSWAY: A high speed highway with intersao ' cos replaced by grade separation. HIGHWAYS BOULEVARD S . PARKWAY;A highway designed with naturalistic tend- . scaping.partially accommodated within a wide and vary- ing median - t BOULEVARD:Abngdrsrence,mer£umspeedvehicular ' •\, corridor that traverses an urbanized area.h n usually tined \\ �� i� _ '\ / by wall&panting,wide sidewalks,or side medians plant• t�it 1 ed with trees.Buildings uniformly ime the edges_ � t i ��/y I AVENUE A shoo-distance.madman speed connector 4''� L`i.l 3 rt� � C/V 1 chat traverses m urban sroa Unilte•boulevard,its saris is i O� terrakaa•ed M a civic bui&fxhg a morwmarht An avenue t .: �, �� maybe wnceived as sn ectremely elongated square.{Ara• � ;�`♦�� lated term is sloe.a rural avenue spatially defined by trees \��` snored on either side but devoid of buadne*except at the ////�\ } ,ff i r 1 o U - D DRIVE:E:A drive defines the edge between an urban and a 1�- r kl\t'ct$1,iinatural condition, usually eking a waterfront park or 1� t � ^;;� , ii I promontory.One side of the drive has the urban character �a Z _., of a boulevard,with sidewalk and buh7dngs afiaa the oth• •, ; . ),' .• . , • et has the qualities of•PerkhvsY,with naturafrstie canting t \ j�,7�\L.1J ,r end noel det telling cj'tJ ,4 1 STREET: A small-Seale, low speed local connector. �' Z Q -, [i j Streets provide frontage forhiphdensitybwlSngssuchas `���✓l 11 offroas,shops•unmet:rent buiding&and rowttousea A 1 ti. street is urban it chaneter with noised orbs,closed drain- \\N ape,wide sidewalks,ferefiai parking.trees it individual - `y _ DRIVE! planting areas,end buikfngs aligned on S s hort setbect AVENUES ROAD:A smaliecale.low speed connector.Roads pro vide frontage e tends to be cal in character t buildings open as houses.A —•- � road nods W be rvral in with open wrbe.option al parking.continuous planting.nancw sidewalks.and buildings eat well back The Waal road has no curbs and is \\ [ O lined by pathways irregular tree planting,and uncoord. } ! naiad Funding setbacks. , 1.• •it aALLEY:A nerrowsooess route servicing the rear of bold- , `� I logs on a street Allays have no sidewalks,landscaping.or 411•11. 'i ,,j, buildng setbacks Allays are used by uucks end must-ac- commodate .�` �� D �� I . dumpsters They are usually paved to their \��` J 4t. 1i ��//^ l ` wig...with renter drains vie an inverted crown. . ••1 i ! .&&N'A<< ,`! LANE:A narrow access route behind houses on s road ,! . �� 0� Lanes are rural in character,with•narrow Strip of paving ';` �/V\j 'L, coasA�•.--111/4W 0 et tM venter or no paving.Wide lanes may net be never a �` V 'l ,,. eery with fronHt»dad gersgea they are stil useful to ac i(� i i ` , ,I yards.and my vW2y!spa,areas the R^yacy of rear I_ `t ��� j I -r Yards and MdmO play arras br chddrsrt `�_� ' • PASSAGE:Avery narrow,pedestrianonlyconnecior cut- (4 )s,)\ \ tint; between Wrings. Passages provide shortcuts \aiiimpAIIINI■4.l through long blocks or connect rear parting areas with /1 . •„ street frontages.Passages maybe roofed end Gnsd by ••y �� shapfrenta �riir Al)` PATH:A wry narrow pedestrian and bicycie connector ~� traversing a park or the open country. Paths should ROADS,LANES,PATH! emerge from the sidewalk network Bicycle paths a nee STREETS.ALLEYS.PASSAGES tom atom;highways but are not requital to supplement boulevards streets,and made wham sower traffic allows MORE RURAL sharing of the vehicular lanes MORE URBAN . p17 • • Thoroughfare Types GENERAL Capacity and character are combined and adjusted to achieve a complete stoles of useful thoroughfare typo: The series is best regarded in pair=keeping the tiphtol- way width constaLL each pair 3lttstra tes one rype slat- able in Iwo were.ono tot a relatively rural condtien.and are. other suitable fora more urban condition s%J- --- ----- —-- - % r / N F 1 ' P _ 3LANFS P P p BOULEVARD HIGHWAY /— -/. 7///4,/.".4 i i it ///.!// // / / / . %// %', {* 1 j 25-60 MPH DESIGN SPEED 35.55 MPH (. #1.s '1 '� 90ET MIN.CENTERLINE RADIUS 166$00 FT' t 20'MK za• VARIES 2a' ZO•w+t 8' 2FT 5' 34•evt 5' 28' s 130"ROW IS FT CURB RETURN RADIUS 35 FT 13014N.ROW BOULEVARD _ 305EC PEDESTRIANCROSS TIME N/A MO NW AT ALWAYS ON-STREET PARKING NEVER CLOSED DRAINAGE OPEN STREET AVENUE f)P 2LANE5 P 2025 MPH DESIGN SPEED 25535 MPH p al LANE LANE ./ SOFT MIN.CENTERIJhERADIUS 165 FT / /// , 7V7, 1. _{. L L 16 FT CURB RETURN RADIUS 25 FT 4 ,,• 4 If 4 4' 4 20 f 40 HIN 'C 20r •T 12SEC PEDESTRIAN CROSS TIME 15 SEC IS 20' a IS Where ROW 80`ROW ALWAYS ONSTRT PARKING ALWAYS' MAIN STREET - AVENUE CLOSED DRAINAGE I OPEN/ CLOSED Al STREET ROAD 2LA!•ES * 2025 MPH DESIGN SPEED 2535 MPH 2tAn: P -/% SOFT MKN.CENTERLINE RADIUS 165 FT //.�:/.flTf 15 FT CURB RETURN RADIUS 25 FT 1 �a' a �U 12 SEC PEDESTRIAN CROSS TIME 8.6 SEC %4 2Y l td• 5` etTROW ALWAYS ONSTREETPARKNG I USUALLY' 60 ROW • STREET CLOSED DRAINAGE OPEN/ ROAD CLOSED / MINOR STREET RURAL ROAD JR 2 ilk 20-25 MPH DESIGN SPEED 25-35 MPH ki p LAWS AI SO FT MIN.CENTERLINE RADIUS 166 FT 2tAhES9 /. l - % 16 FT CURB RETURN RADIUS 20 FT 4..+,4..._ S 4. 6.5 SEC PEDESTRIAN CROSS TIME 13 SEC fT } 1 4` lUr 30• icr ALWAYS' ON•STREET PARKING NEVER 5 13' 914IN. t3' 50'ROW SO'ROW CLOSED DRAINAGE OPEN MINOR STREET RURAL ROAD ALLEY LANE N/A DESIGN SPEED I N/A N/A MIK CENTERLNE RADIUS N/A 5 FT CURB RETURN RAOIUS 20 FT P - -- -X 85 SEC PEDESTRIAN CROSS TIME 3$SEC q. / , / 24'ROW USUALLY' ON-STREET PARKING USUALLY L L T8{1t 4' CLOSED DRAINAGE OPEN f 11 24'ROW • ALLEY LANE PASSAGE PATH N/A DESIGN SPEED N/A N/A MIN.CENTERLINE RADIUS 40 FT WA CURB RETURN RADIUS 5 FT • AS SEC PEDESTRIAN CROSS TIME 4l SEC J1 /G// r FEVER ONSTREETPARKING NEVER IZ ROW 11 ROW PASSAGE CLOSED _ DRAINAGE OPEN PATH MORE URBAN •Not atrip d MORE RURAL P lq • • Transit Oriented Development Concepts INTRODUCTION The traditional neighborhood development MID}until• trance produces compact mieeduse.pedestrian friendly \..,,-"'''.,1 communities.It can be Incorporated in municipal zoning {{ o'cEnances as an overlay of as a separate district It is iTM t'.1:::1:1 Pt lot tended to ensure the following conventions \ Traditional neighborhoods share the following characteris- I �� \\ I tics �•4: COr o. +OAL \ �t I The neighborhood's area is limited to what can be ye- \\ \,\ /,' versed in a1Ominutewalk ,r•,' t+GttttEscerr7Al \ �,/ r', •, 2.Residences.shops workplaces.and Civic buddings are \ ,.,.- ,4 /✓""* located in closeproxingN. -\Y LOW RESIDENTIAL y�Y,/�^ fr . .: i 3.A hierarchy od streets serves the pedestrian and the au ��'• \• / /r ` tomobde equitably. f;' Li%`•+� 4.Physically defined swarm and parks provide places for •,7!:.,s.- . \ f),/ / . . %-� �tO+!formal social activity and recreation. /r / / � j /:%' .•/`�•:�.�i�i�% 5.Private buildings form a clear edge.delineating the / l,g� / " ,F./•.- :!1 4� street space. \s �( / // / . #/ +;, %fi 8.Crvie holdings reinforce the identity of the net hbor / • S-- /�' r j%,j +••7 hood.providing places of assembly for social.cultural �/ ! / / ' and ref-pious ow•etivit es /� ///,��/j�/'y// f ✓/ .e++, \ Traditional neighborhoods pursue certain social°bier, / .4%./ / g 1 2.To minimize traffic congestion and remit road construe.- !•-t: ?i*•r G v r,, 1 lion by reducing the number and length of automobile 27///f/ 1. .F S _ ,. t. ;q :•�• 3.To make public vomit a viable alternative to the autome- • I/ ✓ '"/ /Ff//�j ' ...<-',.*:. r•/ .•�. e:' ��i ''y *4 1 J t bile by organizing appropriate building densities � //U//�/.: •>• :: ♦ / 4 To help citizens come to know each other and to watch f a / •• Y `•,s es J1. over their collective temerity by povidng public apnoea ////''' =.. •:✓ / - :. :✓.•.x', -. t+i f J 't?S's. -1,•'i - .+ such sa streets and squares \ ✓� �'Y;,,,' ;is. ".=�. =�;r !'5-To integrate age end economic classes and form the \ --( ` ` <;,i: 4,, $ i,, \: • '-�>`- 4 i�O* +t` >;4 ''f..- :_+�.++++✓'' '+ •:. :,' .,fr•l'e e'.,=�':, ..4'.•..A., %f: ...:`fi=x v.., :s- Tannsusedina1ND ending nos may diferis meaning from `/� � ..44-'.•.y Jr.-.,•- i'/ tfieirnrse in conventional zoning oeddnances ' � ::•ARTISANAI.USE Premises used for the manufacture and "' M- _y -• sale of items that are made employing only handwork (• .''w�/20" �,�r P5', �' •<1;• and/or noble-mounted electrical tools end seating no ad- n •- '...'..-f..,......".'... �J?3• verse impact beyond its lot •,•., EMIR ORM glig,s:E.; BLOCK The aggregate of lots and alleys circumscribed by pubic use tracts.generally streets, f3111LDING HEIGHT:The height measured in stony.Attics and raced basements do not count against bolding height irttitatians_ CITIZENS'ASSOCIAT1OIt The argent/aeon of owners of 7ND LAND ALLOCATION lots and buildings associated under articles.The articles shall reference an approved master plan:set standards for . bdldmg location construction.and maintenance:provide for maintenance an public tracts and provide for the cam so h per dwelang.or 1300 so It whichever is greater. es by more than one user.resulting in a 25%reduction of smucdoo of new aMc bulldogs by an ongoing special es- the required spaces in- 'assonant NEIGHBORHOOD PROPER:The buih'p eras of a DO.eluding blocks.streets.and swans but eaduding green SQUARE:A public nest spatially defined by surrounding FACADE The budding wall parallel to a frontage ins.. edges buildings.with frontage on streets on at least two sides. Commercial uses shag be permitted on all surrounding FRONTAGE LIE:The lot fine that coincides with a street OUTBUILDING:A separate building,additional to a prince tots MCI. pal binding.contiguous with the teat lot One.having at most two stories and a maximum hetitable vet of 460 se S TORY:A habitable level within a breading no more than t 4 GREEN EDGE:A continuous open area surrounding the ft Outbuildings may be residential retail units.Ouhuild. h in height from floor to wiling. naigftborhood props.The area dolt be caeunred in per ings are exempt from budding cover restrictions or unit pe tuity as.netted area•golf course,or growing or playing counts. STREET LAMPS:A fight stardero between t0 and tilt in fields,or It shall be subdivided into bouts lots no onager height equippedwith an incandescent or metal halide light than 20 acres each PARKA pubic tract naturalistically landscaped not more source than 10%paved and surrounded by lets on no mars than LAMED L000hia Residential promises providing no 50%ol its perinutat. and is STREET TREE: via the t tree that nnisidt no root tppress re then 4. MOM then eight moms for afwrttarm letting and food sane PROHIBITED USES:Uses not permitted in the standard et caliper and 84t dew trunk at the dente of planting, rites before noon Doty. zoning ordinance.as wall as automatic food.drink.and LIMITED ONCE.Residential-premisesusedforbusiness newspaper vending machines and any commercial use STREET VISTA The view.framed bybuildings.at the twit,- or professional services.employing no more than IOW fug that encourages patrons to cermet in their automobiles nation of the ass of a thorooghfara time employees one of whom must be the owner. while receiving goods or*wises(except service stations). • TRACT:A separately platted portion of land held n torn LOT:A separately platted portion of land held privately. SHARED PARKING:A parking place where dry/night or man,such ass thoroughfare.a square.or a park weetday/hogday schedules allow the users'part ug spao . MEETING HALL'A buddng designed for pubic assembly containing at least one room with an area equivalent to 10 l p 19 • • GUIDELINES FOR TRADITIONAL NEIGHBORHOOD DESIGN LAND USE LAND ALLOCATION LOTS AND BUILDINGS STREETS AND PARKING A1.GENERAL; (a)The'MO shall be seal- Ei 1.GENERAL(a)Similar land use categories C1.GENERAL(a)Alltota share a frontage fine with DI.GENERAL•(e)Al streets terminate at other able as an overlay option for land devel- face across streets;dissimilar categories a street or square.(b)The main entrances of streets.(b)Streetlights ere provided along all - opment in'ea land use and toning abut at rear lot tines. (b)The average pa- all buildings except outbuildings are on a thoroughfares at 35-to 50ft intervals. (c) categories except industrial(WA DID temetar of all blocks withal the neighbor• street or square.(c)Stoops.open colonnades. On-street parking is allowed on all local squires a minimum parcel o(40 Conti¢ (rood does not exceed 1300 It For block and open porches may encroach into the front streets(d)Parking lots are located behind or uous acres and a maximum of 200 faces longer than 500 It an alley or prides. setback (d)The tides of buldings at corner bawd'building!nudes.(e)Parting lots and saes.Carper parcels shallbedeveloped Man path provides through access lots are simlarto their fronts garages are not adjacent to street interne-. unit/bide neighborhoods with each in- dons.civic use Iota.or squares and do not no dividualry subject to the provisions of • I copy lots that terminate a vista. In Shared the IND. parking reduces local parking requirements. A2.PUBUC (a)Includes streets,.squares. 62.PUBLIC:(a)A minimum of 5%ol the neigh- C2.PUSLIC: (a)Balconies and open colonnades 02.PUBLIC(a)Parking shared betweenpWfc parks.playgrounds.and the like.(b)Civ- boyhood area or 3 acres(whichever is an permitted to encroach up to 5 ft into thor- and private uses is encouraged lo use lots may be placed within tracts greeter)is permanently allocated to public oughfares and other tracts.Such encroach. designated for pub&e use (c)Large- use. (5)Each neighborhood contains at menu shall be protected by easements scale nervations'uses such as got least one square.not lea than one acre in coupes. schoolyards. and multiple saw dose to the center.(e)No portion of gam*fekliare located only at the*dos the neighborhood is more then 2000 It oldie neighborhood from the equate. (d)At feast half the pe- rimeter of squares.parks and waterfronts •face streets. (6)At Nast a quarter of the • perimeter of waterfronts, golf courses. • greenbelts,and other natural amenities fart streets. A3,CNIC (a)Contains community build. 133.CMC(a)A minimum of2%of the neigh- C3.CDI1C(a)Civic buildings have no height orset- 03.CM(C(a)The majority(75%)of the off-street logs such es meeting hall,libraries, boyhood area is reserved for civic use.(b) back Simitations parking for civic SINS-00U y behind the port offices,schools.child care centers. Cavie lots ere within or ad)seent to squares buildings clubhouses religious buildings retre- and Parke or 0,13 lot ierminadng a street ational lealides museums.cultural so- vista. (c)Each neighborhood has a mini- castles.visual end performance arts mum of one meeting huff and one child buildings municipal buildings,end the an facility. Eke. AACOMMERCIAL: (a)Contains building* B4.COMMERC1AL-(a)A minimum of 2%and C4.COMMIERCiAL•(a)Buldings are built out to a 04.COMMERCIAL (e)Lots front stresta no prints,for business uses,such as re- a maxmum of 30%of to neighborhood minimum 6180%of they frontage et the front- more than tour lanes wide.penakl parking tae,entartainment restaurant.dvb.of- area isdesigttated for commercial uses.(5) age fitse. (b)Buildings have no required eat- and sidewalks minimum 15 ftvride.(b)Rear rest residential 'lodging, artisanel Commercial Iota have a maximum front- beck from the side lot fines(c)Buildings do lot lines coincide with an obey. (c)Streets medical etc. (b)At least 26%of the sae of 32 ft.(c)A maximums of lour lots not exceed feu stories in height and are no have curbs with a rinks et intersections or S building area is designated for resident- may be consolidated to construe(a simple lass than env stories in height,When fronting to 15 ft.(d)Street trees ire aligned on both dal use. buldiing. a actuate.buildings are no less than three Ito- side'of the street at 35-to 5041 interval; rigs in Might(d)Bolding coverage does not when open colonnades are provided no exceed 70%of the lot area street trees ere necessary.(el The asugoainr • (75%)of the offteem parting is behind the buildings AS.NlGH RESIDE)1f1AL•(a)Contains build- BS.HIGH RESIDENTIAL (a)A minimum of CS.HIGI RESIOENi AL(a)Buildings ate built out DS.HIGH RES(DENJTWL(al lots front streets no ings for residential use.limited office 20%and a maximum of 60%of the neigh- to s minimum of 70%of their frontage.at a more than three lams wide.with parallel use.cafe;nisi.lodging,and arisanal boyhood area is designated for high rest continuous alignment no further than 10 ft parking and sidewalks minimum 15 ft wide. uses.(b)AP of the building area above dsrsdstuse.(b)High residential tots have a from the homage fine.(b)Buildings have no (5)Street uses are aligned both sides of the ground floor is designated for rest maximum frontage of 16 ft. (e)A maxi- required setback from side lot lines(c)Build- meets at 35-to SO-ft intervals (el Rear kit dential use(c)Out uildings are permit- mum of eighttots may be consolidated for Mgt do not exceed four stories in height and fines coincide with an alley.(d)AB off-street cad the purpose of constructing•single build- when fronting a squat.are no less than three parting is behind the buildings ig containing one or More residential stories in height (d)Building coverage does units not exceed 50%of the lot area A6 LOW RESIDENTIAL:tel Contains build- BB.LOW RESIDENTIAL (a)A maximum of C61.0W RESIDENTIAL(e)Buildings are built out D8.LOW RESIDENTIAL(a)Lots front roads no ings for residential uses including en 60%of the neighborhood area is designee Loa minimum of40%of their frontage atscore more than two tones wick wnh optional par Studio;ranked offices,limited lodging, tel for low residential use (b)Lots have• tintnus alignment no further than 30 ft from a8el parting and sidewalks minimum 6 ft and the Ike.(h)All of the building area maximum frontage of 84 ft. (c)A maxi- the frontage fine.(6)Sick setbacks are no lass wide. (b)Street trees are installed on both above the ground floor is designated for mum of two lots maybe consolidated for Olen 10 ft in*ggreale and may be allocated skies of the street at no more than SO-ft inter- residential use(c)Outbuildings are per the purpose of constructing a single build- loon&side.Buildings are set back no less than vale (c)Rear lot fines may coincide wtsts an milted fug. 20 h from the tear lot lne.Outbuildanga have alley.MAP oil-street Parting is to the side or no requited setback. (e)Bungs do not ex- rear of the building.Where aeons is through reed three stories in height(d)Building cover- the frontage.garages or carports ere located age does not exceed 50%of the lot area. a minimum of 20 h behind the facade. A7.WORKPLAC£le)Containsbuldngsfor 87.WORKP(ACE: (s)A minimum of 2%ands C7.WORKPL.ACE(a)Buildings are built out to a 07.WORKPLACE:(.)lots front streets as wide uses such as corporate office,fight ire maximum of 30%of the neighborhood minimum of 70%of their frontage ate contin- as necessary to accommodate truck traffic. dusuy.anisanat warehousing.eutomo- area is designated for workplace use, (b) was aEagnment no further than 10 ft from the (b)Street trees are aligned on both sides of tine.and the Eke. cats have a maximum frontage of 64 it frontage fine.(b)Buildings have no setbacks the street at 35-to5Wtintervals.(e)Rearlot (c)A maximum of tour lots may be consul- from side or rear lot fines.(c)Buildings do not fines coincide with an alley.(d)AR off-street Slated for the purpose of constructing a exceed three stories in height. (d)Building parking is to the side or rear of the building. single building, commas does noteatceed 70%of the lot area (e)Lots are separated from other use types at the aide and rear tot lines by a with of between 3 and 8 ft high. • P16 • • PROJECT PHOTO ALBUM (INI 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 s les of developments that are "good" ' • /L).---". 1,1 • 1.Lj it • • • Playa Vist ;-: e World Idea Networks CASE STUDY LIBRARY 1111 �- Playa Vista is the City of Los r.I sw', r •; y .; Angeles' largest urban infill ' =- 2 ": .*- I development by far, a 1087- - r - � iy ' ,-' acre, compact.and ii.. 1; ,. mixed-use ='-'16-71:. -,..1I new town. The most notable ". -� r 15�.� f ,l ���. - - tt •{/ '``' fact is not that the site will - : I1 -_ ?::�leell'ii�`io.-.-. --47 1?: _ ._ accommodate 28,000 people ii ( 1:1-1-11-'1.-11- 0;; 115` i . '.''a=''-1''d in the midst of one of the 'a =sue.'• .. -. - country's lowest density ' .:,. 41;' _ —f—! — — -.:' metropolises, but do so with 4.enfr' ft:�'Ir :; _ nearly half of the site remain • ;:6;• .1 .i 3. e�. .'o-i�li`fd�� •�a .:�- y"1��"';�--c��a i '• :- .i1 =:r.: ... �- __may. :9,-J.:_z 1j't�;,• s ' l ll igR.:;-' fir...S../t:�' ..,�1.�, r. �' ,::gsiil'�'•= ,g.!•y_7 ie.v: .,1��.�.l� ;'c .i.M = •.. . -.-± .'1:= ]ng as open space. - 1-�. :_ oiC:.�-. =�`-".q-ta_�- ..:h1•� __- '�'r�:S�.'�'•f!'�a���=+'��w�a�7 • _ ---t:p'i -:�, G' S^fir" "1 "1 �,';:.--.-t•''':-,-..1-':-:�- '" - VA -.a�. -S".' r a'1 J 4'i,•• Playa Vista will be at least 90%mufti-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. Playa v -= •260 acres of deteriorated wetland habitat will be restored. California — _ Res.Streetscape Ratio 1 :3 `''??_ - At Recommended Limit (i:1 ideal) r._ . :—. r_<� .. �� -: = 3-4_...... 1 __ ;, ' ✓M= _ _ - , -`"=-: -.-.?.5 . . y t,,-; --k stories J ,f' .. Former Howard Hughes Aircraft site 15 ft. 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.• O 1/4 mile radius f ..'° Village Center = t: `: Max.walking dist. I. Y•,.,..'t. Residential Over Retail - i Residential i .-,a l -,n.•• Community/Civic NI .- i n. Park Ill '• sir G - _ _,- _ ---,- •` s.'�-�"' r i-F+�_-. ,r., .�7 i. moo" r •P4' •,,`.• j r.�r-';--,,ra -�` -•._y s f cur- "y:" 6, �7� ` t . ; 1 �` �` ? `,L• s ,�.Q� tia >` __'-- 1 --. 1• ) :4A1 S: NI:.'4•.., ,e•{ :-0., ;Y , _ 'h-L,ii��"�th ~p/:?S}-�: /..4 �: _7 1,..‘.._ 44" }• •��a:d.•d■!a`',"%� :e j._•+'tYF«'� 7ri r�,��F '4. `•1_' Ca..'1,-. �. f VJ `i1�•,'•y�tr ✓''1. ic1-s'� ...sik:!Si� .fie i3 A*:'ji e d:Yt' c; `K, :.2•„? :.�•.cCl_ .� • t :. [;_: 3.K:.d,?%P' 7r. �_ 1,. V Y'• n'.w . f ..":"Mt, ''?�kr 1 „sit'?' t,,t; gggw • -i. t c ~-• :T on.•�lf'J/ 13.5.4- rr�Yh "'!.i,C.7}..-J', ;`r ?'11 . • . "0-,- Bridging the Inequality Gap • . `t . - s :,•-. The office/motion picture park will provide thousands of jobs,with basic/affordable housing a walk away. •... °' l • {-%- `- Creating Diversity • Housing units range from under 600 sq.ft to over 3000 sq.ft.,'districts'and open space are dispersed rte►:. , `" Mixed Use 'r Utilizing '``-`_F: .. Each neighborhood will have a park surrounded by civic,cultural,retail,and residential-over-retail buildings. '':- Designed for Pedestrians . 7... :1 Narrow streets were hard fought. Smaller blocks;trees,promenades,and mixed-use support walking. Ei:: 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 oped as an airport_ Surrounded by a residen- .. . Density: (310)822-0074 tial PoP ulatio n, nearby citizens worked with Gross: 12.0 Units/Acre Design Firms: the developer to change the commercial zon- Net: 45 Units/Acre Legoretta Arquitectos, Moore ing to one that supported a mixed-use,walks- Housing Units: 13,000 Ruble Yudell,Hanna-Olin, -ble community and preserved the wetlands. Retail/Office 2 mitsq.ft Elizabeth Moule and Stefanos To convey these principles into a master plan, At a. Open Spacen000 People: Polyzoides,Duany-Plater Zyberk the developer hired a team of leading design- 16.7 acres ers and engineers with extensive experience 1P- Parkin Primary Consultants: in mixed-use and edestrian-oriented corn- 9 Ratio: Psomas and Associates(civil P Residential 225 engineering),Barton-Aschman munrrles' Office 2/1000 sf - Associates, Inc.(transportation) In 1996/1997, Dreamworks SKG, a major Retail 5-10/1000 et Latham&Watkins,attorneys movie studio headlined by Steven Spielberg, 42a• Hidden Parking: 100% 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 -k• Neighborhoods: 6+ Jordan(disability consultants) originally planned. Nr Street Width: Residential 36 ft Commercial 44 ft. -` s«� The greater the number of people in a greater 1--•-;;.,;,•:....-:- ••_ Providing 1' PAP Sq. Ft./Person: ' amount of places,at all hours of the da the safer. Public Safety P Y. Residential 561 W. That is inherent for Playa Vista's 28,000 people. Office 180 -- Retail 21 ,:;'-is _> Improving Our Daily routines once requiring a car are now Mufti Family Housing s ' ": ` = Health walkable. Playing fields,parks,and jogging P��V °� -. US Average: 33% trails are prevalent. `1 : cr N Including Arrows erection toward emt- i^C i� 1, 9 Parks and playgrounds are never more than two !Emmental` y' , :. Children/Youth blocks away. Teenagers have much greater • - _._ _ `" access to friends. • . 1111.11 -=`-..r7.3-: '" Sustaining Our Playa Vista accommodates more than twice the `' Environment average density of Los Angeles,even including y_ , >_: - 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 • • • • 1 Miznier park 6 World Idea Networks CASE STUDY LIBRARY ? ' mot ,;. - There are countless stories A`'`.;-- u „_;4_ of people visiting Mizner •' 'i p - Park simply because it a- _; `-- - caught their eye when driv- � � L:=<;- ing by. It's indistinguish ` ` _ able presence has made it Xi-Pr _ _._,a:_: -.-- - a de facto town center for Boca Raton, and its fman -_; - - ��- - - vial success bas become a model for Southeast Bevel opers. r • _ . dd. �•> z' _4rt _ - a- -' _ - • . - I_ •art f ilk 1 i i r 'a.- ,I '.: — t r+C - Boca Raton, i7° Y ' — Florida 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 (1+:1 ideal,1:3 max.) • The restaurants and theater complex are among the top-grossing outlets in their 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 O1/10 mile radius . , About two blocks Townhomes Apartments Townhomes - t • -4:---- ;% ,tip"' ; ' K�;'-I lea'- 116111r11� -- -uea �;'� .� «' r�` * -_ � -414, _ i _ a _ = —._- rte..__._ -%.._-::; .. -.. -.: ,._:::., _‘:.. _ .: ri . -.... . 1.: _„: .-: .._. 1,�.' . _ . .. ._ _ . _ ... .., i . iii.e. ,:_, 1,,... _... ...... _ , - Ismtv___..::_..7.,-.3--:.) MI Residential Over Retail t Office Over.Retail - - :; ,`'= t►• t' r Residential ® AMC Multiplex 8 Theater -- • -,romx PL • • ;-' -'":4''''.5-'}�1 ' ; Building a Sense of Community i 3 . =,.., Attracting over a million visitors yearly,Mizner Park has become the focal point for year-round public events. s : 4 '1°; Redefining"Conventional Wisdom" - �' The retail has no arterial visibility,residents live above the stores,office s • •�`-,`, ,:_ :. Y space is not monumentally distinct 1 } ; Creating Diversity T. •r•• =� .: _ Mizner Park attracts a diversity of people based on its many primary activities,yet affordable housing is lacking. - -- :- Understanding Precedents • - - :.. The developers modeled Old Town Alexandria,Virginia;East 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. -�►Der[Slty Net ruts/Acre 22.7 City of Boca Raton: 1988,June- A private developer, Crocker & Open Space 67% Co. purchases the land, aware of the city's •+ Hidden/Parking Community Redevelop.Agency (Structured) intentions.After negotiations,the City buys the Residential 100% , (407)393-7700 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. �'Parking Ratios: Cooper Cary&Associates Residential: 1.75 (202)986-0130 1989,January-Crocker&Co.and the city hold Commercial: 11350 sr a referendum to determine community support. Lender: Overwhelming support results in a develop- Square Footage Teacher's Insurance Annuity Co. ment contract the next month Residential 272,000 Retail: 236,000 1991,January-The project opens,subsequently Office: 200,000 becoming.a model of financial success. Costs(in millions) g g� people Site: $58 Providing Mizner Park's promenade of le serves as the Site Improvement:$6.5 - - Public Safety y most effective and least costly 24 hr.watchforce. Construction: $53 • ate: '''''z:,,, *_ Improving Our Rent (monthly,1991) Most of Mizner Park is pedestrian only. The infu- -' Alt,: : '- Health Sion of activities fosters a healthy social network. Residential -'I _� } 1 BR-1 BA $745-850 3BR-2BA $1400 Vi ' ' fi Accommodating°�:` g Children, elderly�. ��,• ` youth,and the elderl alike thrive in an environ- Retail $2-2.50 sf �:- Children ment where activities are accessible without driving. Office $1-1.20 sf - ,.. Arrows suggest direction toward envi- i Sustaining Our "The average density of Boca Raton is 2428 people/sq. romner�and economic susiatr� :pity. fur. Environment mi Mizner Park averages 10,700 with 67%open space. --...., i i - 1 - For case studies of your own project,contact World Idea Networks at(415)957-1203 Version 1.01 1.75 • • . . ' Midtown (Center) 6 World Idea Networks ) Lakelands C A S E S T U D Y L I B R A R Y r _.� Kentlands continues to ' -' ' =- � receive significant publicity r/2";i w B -_ w ti to•.-"`".,W:.--,..., s...,,. �^. , _ _ :___ 1 s s as a newly built example of _ _ traditional neighborhood �° - -� ' r y -j E development. Designs are r . `� - :4 F : '- , r• i ; being finalized for Midtown, z a �� } F ,,f i:y , _ a much more compact and N f� -~' - ->=�°: z�, ;rt � ,�: ti j :� - --.---*!S-1' �; 1 => -= mixed-use town center for -- --~`� t ` - ,I1 `t. . `-'- - -- Kentlands and its new • I Ilil �1';-�3 a �- — - neighbor,Lakelands. �. _.� -1.:!!'):-1, J g 30mt7esNW'bf ~'Zt r:• t I � /_ `'- - t' WashiimgtottDC In` • I tt:l-i i 1111111 � .. _ 0 1/4 mile radius = ;. 0 • Big box retail parking lots are street block sized for for 5 minute walk -.• °'te future infill. - • +' • Neighborhood centers(4)are strongly identified = r'\.` through axial vistas terminating at squares and buildings. •• '-111-0\„,...es,....qmy, 417. , .:-. • "•,- icrt •' . -• 10 , I • ` I` "i .....-r''....;; C `, i _ . .•.."., ' K/) ;ter � /' :IL- -;.�'` ` , s.+.. b•. Y t ?'. --+. _ • •,i•`> . r ( '►, ' , •• • l7 It 'I � t. � `'- M1 te ' , - Q" ®�' ! 1• el '%• --i,- + . �. ir . -'a am - � L/ a , ;• ''' _r .o i, • ,, r , , _� ,.: *.c__..v.. %t'-...' 114v't ')'C'.<•,,H7-4':“.11"..-''''•:k:-,-.- •-'cl--°---:F-:•;••• •4.:f'''-./',.//ii" - .. --,-:-_.,-...,...." Asa.— E, ,., . ' • i; y �i ' Streetscape Ratio 1 :2+ Good (1:1 ideal,1:3 max.) • During 1993,the project achieved `� ; the highest sales in the county. r: six �'' • 2 stories ;--. After one model hillside home was built(photo above)with no front ..,;',.;--;':-.--W,7 r' ' ' ••1 '� �`i'?. ': Near 1:1 with trees street for cars,the entire row was i.,/ ! sold in three weeks. - setback 0-20' 4`‘s'°` ' 2 ft.• " s'4' 0-20' • Pig • • . r -`"' ' Bridging the Inequality Gap - Can a person making$8/hr. live in Kentlands? rte?- " . ,:? �? i��-. , j Ina$600/mo.cottage with a nearby job,no car,and no debt in a ti ght knit community, many P ceP le would - - 1 . "�'--,`' ' Homeowner Diversity i_ •_ Within one typical block,living units sell between$120,00-$600,000?,from 750 sq.ft to over 5000 sq.ft. . Architectural Detail& Diversity Corner buildings have two facades. Streets may have five different builders,two/three stories,but same setback i . . 7�'"� _,-*--_,'f:21 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 Land Owner/Developer: . unzoned land. - Population: 2500 Phi Great Seneca Develop.Corp. 1988,Alfandre purchases land,hires DPZ to - Density:. (Chevy Chase Fed Say.Bank design a more community oriented plan At Gross: 4.7 Units/Acre Chevy Chase MD a public charrette,density concerns are raised Net 7.0 Units/Acre (301)98000 by the City,not by the citizens. City adopts Housing Units: —1500 plan later that same year. Retail/Office 2 mil.sq.ft. Developer/Consultant: Park resit 000 People: 27 • Traditional Nei Deli In 1991,Chevy Chase undertakes mutual hDOd foreclosure in midst of deep recession and Parking Ratio: (Joseph Alfandre&Co.,Inc.) 'S&L bailout Alfandre is retained as consul- Residential 2.0 ) , 1355 Piccard Dr. Ste 380 tart and continues to build homes on site. Commercial 5/1000 st Rockville MD 20855 Hidden Parking: 100% (301)738-0287 1991-1994 800 homes sold mostly on a con- Parking courts and alleys tract basis with smaller builders. Town Planner: Neighborhoods: 5 any-Plater Zyberk(DPZ) 1997-1998.Construction of Lakelands,2000 Du Du Firehouse lane units,400 acres,to share Midtown. Costs On millions) Gaithersburg,MD 20878 1998 Expected completion of Midtown. Site: $40.0 (301)948-6223 Site lmprov.: $20.0 Construction: $2.0 • 0 —���; (rec center,school,childcare) 11 _ W._ Providing Kentlands front doors open onto very visible pub- Soft Costs• $5.0 t. ii - ' - Public Safety lic streets and greens,usually active with people. (Lender is developer,low rates) �l Sales - Improving Our The neighborhood encourages walking,de-empha- 477 Single-family det. V - Health sizes traffic,and is surrounded by open space. 1200-6000 suit =_ - _- $275,0004500,000 378 Townhomes Inducting Parks and playgrounds are never more than a" "hun- 1200-3000 sq.tt J!l Children dred yards away. Pedestrian streets are safer for kids. $215,400-$319,900 560 Condominiums " Sustaining Our Compact development conserves land as well as 1000-1400 sq.R , _- r--•_ ____;__Zr, $126,990 • - Environment energy. Wetlands and lakes are preserved 240 Apartments 650-1200 sq.tt $815-1385 rent For one studies of your own project,contact World Idea Networks at(415)957-1203 Version 1.01 - F.3 • • . I 0 The crossings World Idea Networks CASE STUDY LIBRARY .. t air*_ ,: The Crossings is a true - 'r �� . transit-oriented develop- ..,`- .A=' " meat,prompting the relo- i ;-- - cation of an existing low L_ -�. " density train stop to the 3'r r _ a .'I- compact neighborhood \ - and providing over 700 _ - e /:N: people with an average t `- - 1 'M r 200 yard walk to S. F. - _ ` '• . -s"._1 -r L',--L ,- Bay Area accessibility. m _1 tiA^ i +l S .. - ,, lk pfl... 1�';:i.01.:..1' '^ ! .4. )t_.f.--i_II $-? —' ...... _ - �. -• _....�� .. ____ ! • ,• -•-^--; - :__. . __- ~� f,,,&4.50„-. ).!t, �- ;? �l Mountain } --`-s, •-,j _ _ -- _u Yom, : `. -:-.,::_._.,_ - 7,. 'California r:. :I • Streetscape Ratio 1 :2.1 Good (1:1 ideal,1:3 max.) •The housing units were the fastest selling in the region. . = Higher densities, narrow streets, hidden parking, and mixed uses are rlNt. unique to the city,yet are the key selling points for the residents. The - ..,2 stories word'convenient'is most often mentioned in interviews. Near 1:1 with trees 3` • Construction began less than five months after the architect was hired. 5 4' 4' 28 ft. 4 4` 5'setback 7 O 1/4 mile radius Train Station 1A/10 mile radius Max.walking dist. S g ==:� —� Mixed Use About two blocks ` - c : �, \'{ .j, -_� - - - - t ' ,�" i •. Vi, Town y . ": -1 P,,I. a \awerma -4---,• R yr A ' I 1 . j � r 1• .'-•33 i `{ +L i y _ � ' L Ilit � - Demolished: ::i `2_ "'*...+� tt r.",,,,l•' _ � - :'- . — t'+ �j `'\, ,s Suburban`island' b •;0,..,i" = • •• 1 fat ' 15- Integrating Affordable Housing • vii 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 . •- - •- �''L The neighborhood became a quick reality through the collaboration of the developer,the City,and its citizens. ., 1 Diversity. 'Creatin • ^ • 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)9036306 Zone. Citizens asked for open space,height Housing Units: 360 Developer: limits,and low densities. The City succeed- Developer:. Density Units/Acre: 20 ed in convincing the public that higher densi- TPG Development ties were vital to supporting transit �.Parks Aaes/1000 People: 4 Chris Wuthman, Street Width: 28 ft. Project Manager TPG Development purchased the site and ' (415)917-0926 proposed a high-density, mixed-use master .itt.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 'ir 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 ; T Safe places require: 24 hr.'eyes on the street',clearly— Providing p Y y Al.. Multi Family Housing - /- _ defined public streets with no dead ends,street lighting, 71% - Public Safety and strong building entry visibility to neighbors. • The Crossings: 71 Cr_, • US Average: 33% • ;, � Housing Types T.--, - t' Improving Our Physically,residents can walk to most amenities. Single-family: 103 # Mentally,they may benefit from a community-orient- Townhomes: 30 F ; Health ed environment de emphasizing auto-related stress. Row Houses: 99 Apartments: .128 r!l S g Pla ounds are never more than two blocks awa ' ' - Accommodating Y� away Sales Children and continuously used. A day care facility is planned Single-Family: • _ _ = The project attracts more families than expected. —$300,000 . '` Townhouses: red Sustaining Our Affordable housing,a concentration of residents,a $120,000 Environment walkable environment_and primary uses(the parks, direction toward enw OW r market,and transit station)all promote diversity. . ronrnentai and economic sustalnabuay For case studies of your own project,contact World Idea Networks at(415)957-1203 Version 1.01 1 �� • • nI• World Idea Networks ) C ASE STUDY L I B R A R Y --i .-1,. _ x; 1^.. " ? e r2'• _�;�-, .4 Uptown District is a 7 _ -� R^ ` major precedent for infill _. r ./aL'-= urban development: It c. ,_r i � == _ 34 -j -�i replaces a strip mall, is .� ra "� ef. _ Asa,• D...71 ':77, 1- c ` -' `--° � � - '` high density 43 units/acre ___ 1 , g - f �l in the middle of an upper .' '-=--rte' t _• `, ,,� -�j -- �"t�' C? `. _ t v. c . middle-class neighbor =4'i_ - . �``�- -, --'_ hood,incorporates big-box ti-.• ' - ` "-� c, _ -- `�` ��� : retail, and its residential _ � a = E a. G ': neighborhood is complete• _ - r, tit 5 '14-;4-4'." 1- "" .� . s►u ___*.,_....t.-.11-0/1 -47-11 . �/; , : .cam --�•, ; ly free of automobiles. . 3 - ` 1::----"-- t 3` „ _ i - C' / ^�f: y � -a-}1 - Y 41.`-_ I ' �� • ` yam ! � San Diego, v California Aiii^ � `2 . . .6�-- r.7' a' : - • � . . �/.1.---,..::,=2----,;: r. ;42- - .�° / Streetscape Ratio 1.2:1 Excellent (1+:1 ideal) • All housing units:were leased within three months of operation. . . i . • The supermarket opened just two years after the City of San Diego issued the RFP. y` • 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. _ -Vii. li . e . • Former Sears strip _ Retail _ m • all center. : Residential _ -fY / i ' -. f.l 1g,PEE t .: �� � � Mixed Use „sue'`" -- i f- �.�,.; • ' ME Community - - 000124—..s.- 0 - r ". 'i , i _- t 'I , _ lam' - - _-r r � � Sr' f ,`• .,:,t t te a'.. �. „ -.1.-„. -.1 � z ;ii,... . g __ 4 •' Y .,.sr rte. -'�>'_.>. _ -� `,• i ' =ti �' ` - rat i 01110 mile radius t f � --�� j'�� j-/ About two blocks 4;{: '•'?44. a i'' / �/1 / , . .i.,.....-./. .:7.,,Iftfirli...,k,,.../rzo ,..7.1 ....,..4:3„,..--;,--- L, i‘L..... . _1!The new neighborhood : J*1*P! L�? - -r--1j - - _ I integrating big box retail ' = = - - _ _ __ • it p3° • • r -` ' ' `=- Building a Sense of Community J °_ Residents share a community center,pool,and courtyards. On site cafes make for English pub-type gatherings. Human-scaling Big Box Retail -` 7'-1 A row of sho ps fronting the 42,500 sf grocery store,40%underground parking,and supported by mixed use. g ",--lu• Designed for Pedestrians , �`►_�'�A Architectural design strongly emphasizes a village scale. Large supermarket street signage is"nonexistent. Working with Community Groups ;N; _ "The surest way to minimize risk from an entitlement point of view"-joint developer Ted Odmark. --- = -.41:. - - - --..—.- -- - --- . 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 Urits: 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 ®Parking Ratios: by RFP. Because of its investment,the city Architect/Urban Designer: fast-tracks the project,faster than the developer Residential: 2.25 SGPA Architecture and desires! Commercial: 1/285 sf - . Planning Square Footage g 1989- While the supermarket and housing 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 Costs On millions) •residents(600)within an auto-oriented suburb. Site: $12.1 (1986) Uptown's layout is very clear and simple,allowing good Construction: $66 _ he,. c visibility among neighbors at all hours. Restaurants and ' - = Public Safety Sales (199o) ` = _.:1, -„ -:--' the market provide round the clock public activity. _ ,- , Residential -$100,000 Im rovin Our Residents are able to do many of their errands on Retail $2-$3.50 sf n.:.. foot,reducing auto-related stress. Courtyards and Office $1.85 sf -��-°'r '' it#!i f,'. Health cafes spur frequent neighborly socializing. - Mows suggest direction toward envi. Accommodating Uptown's walkable layout serves as excellent playground . ronmerdat and economic sustalnatdity 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 - Environment layout as the residential and retail areas of Uptown District,86%of that land would be open space. For case studies of your own project,contact World Idea Networks at(415)957-1203 Version 1.01 • • RIverplace I • • • 6 World Idea Networks ) CASE STUD. Y LIBRARY .- 4_- . ', Basking on the site of a for- .. <i' s 3..: - , ., V , mer freeway, RiverPlace • • .t•.. - has become a local and L •- tourist destination, attribut- _ r -; :- : .-• ;.' able to its well-defined - ' " waterfront promenade lined r _ _ with shops, restaurants and r:ioutdoor seating. .24 hour ..iti•-:"- — - - - public life is abuzz from its resident population, hotel, •and marina. •t~y= _ e _• _ • s_ k •• ."— '. I ,•- Pordand r. -...).1:-.V. 4•Zllisi;iiif - _.. . J 't F[ 1r .r. £� -'s'-- J ,- : ill .- _:r: :�!' -.7--,,------- - `-P 'r"'i if ` -- -. -i% e� .. • • Housing units have awaiting 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 e 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. waterfront project • Time from submission to City Design Commission to final approval: Six weeks. • . Phase IIB Phase IIA ' Phase 1 \ • 0 1/10 mile radius _ _ ----- ' — _ ` __ About two blocks .— --- --- -----T-a r Y 4' O1/4 mile radius ./7 , 4 j Max_walking dist. ; - _ _ .' {.=:Yx . • --+'-S+•:: - er : 1- :Vie:, -▪ Y i :: e :,": • •' ,, { I . , ,,i,--",;;-. f-:• i,.{ 17y �:J _sa zc< SS iy_.y,4*. f cC>r_.`.5 . - :a - __ r rdh- F: 3" Y .• !` \t' 1'' j'J . r1 • G . r f�.'- • ''•4:r``.a'� •144 6 �-," , ' .' 'JC:r I i : t 6�'-.�i_- �' �_ ce r tub i_ a•:' :i r •JJJ .e T,i . . + _. TV:J ii F ✓:`yXn` � s !'~ ',Pt' - .'.w. j ± • ' -.,• fir & • ' - 1' �*J llJ ':.J ' JirL :6• Jir 4 .. • ..L l - vfA= " f --T ' �-t• � y2n.Y:� �; ` 9 ] o J ' U` in D 7 ffz• �? " i -n t J R,P ^3- ;i _.;], °ice J 1 -!7- '• f-T Y'lrel?� ` E ' t ._ $3>•: x .:', 1.- P. Y: s-;4 E4- ? � . ;wr ) , N_ l: �+A.• fiYn t}. C3' .%y ' �� L(+=- ' Fi.--.i+: �Tf-r.- �► �, $ <�� 1," s4.� a _:Y L .ms ; S - i'2 ,r' - 'IA . :.t0 ,}, iVa F-f .�- ''? -:e_s - _ : .- 1 _e ♦= - - ' � '6• u • Y 7 .4y F :A ` f1 F MN 7 r - e,rr f .. i 3 . p y f R widen 'al Over Retail : ii �.: .3 1-' -.� - Y��:ce- + f _ -� : .. . : ,• t i � _ .3j1" i - r-? .- .:ir_ c'&SYr IIIIII Office •r : t '',7 ! n 'r:C -,cam' � � r� '•; a`i:•.x. . YFK rs ?::1-. _ a'p °t?L f 4:�; :� Residential ,e j iq :zj xi.1� : . :_! � y x'T-. r.&.e'r � �-ft,'' ,..,,rc Ak1�-: 11 J" �g 9 �r-,:.:i New Townhouses „ ➢•%4_ .I:;v., .9I.�r.0 : i I,ee1"s- = Community - Ct!f �y- e_- il.• t � tt:.ig.,.. i^_ i j`t ' :: rJ;c� - -i. T..-l.:c^.x-.-:, ..'f:::f.. ... , J'i - -:1r1'4,Z-z:',,,-;:,,4•::-,: ,..x:. i=;1:3:;� -1" ..- , -.. ..4•''•i- -.-..-.,... R'�e. -. ... ':-c:.t.. ._ W.. ..:=1:i.�i'__Y' ..- :l':•i::l:`T"r::'�• • X32 • . • • _ .-L;4-" 'L`� 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. ^ter. - - 11 • %, 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. t Y Creating Diversity j While RiverPlace lacks a diverse population(affordable restaurants/housing),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 trail 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. meat 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 Nr Parking Ratios: PDC guidelines. One major design issue was monu- Condos: 1/bedrm. Design Firms: mental visibility, more successfully captured as a Costs(millions) Phase I: The Bumgardner village rather than an iconoclastic building. Architects, Seattle,WA Si $15.6 1987 Phase I is completed. Site:te:tructlon: $66 Phase II: GGLO Architects (206)467-5828 - 1991 Phase HA is completed Phase 1995 Phase IIB is completed. Condos 190 units • (235,000 st) $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 r 11: Phase ILA Improving Our .-The adjacent Waterfront Park and athletic club are well Apts. 108 units $9.5 •ra e"'•" l Health used by residents. The social atmosphere is car free. - '-..-,...,r2... .. Phase IIB Twnhs. 182 units $12.7 LIncluding Teens and the elderly as well have the same accessibility �,<<:-y y Sales(1990) ; : ;i- Children (walkability,transit stop on site)as adults-without a car. Cr". .-,,s , 1 Bedrm.Studio {- • "-�: 800 sf $85-$125,000 %�y i'`. " g_ : Sustaining Our The population density is 27,000 people/sq mi_with one- Esplanade 2 Bedrm. = Environment third open space,five times similar land uses in Portland. 1300 sf $200-$215,000 f ,7=3 : ,7 " Mows suggest direction toward envi- ronmental and economic sustatnabey For case studies of your own project,contact World Idea Networks at(415)957-1203 Version 1.01 ) poundbur•y England • , . . World Idea Networls ,, CASE STUDY LIBRARY 7-.:--;:--,--.. - ,. - ‹,k.. -7-----; ;--4-;'t-J '...1,-:'-'-=,.1----?i"-z-,- 474 ------ - ..1::-.,. -=----.,:-.-.:4'54 -=-.. ,,..: &f. , .,-.:::-. .---y--4',,. .J:4-,,,.., . .L-- i ---;:-.--- -....-.-..;-.:1;---';;----:"---7---;--,-,--,-7- , • --.:.-,-... .,....,.....;=si• -. . -'---..... ----- ' -,-.„.:-;-----,`=:-J4-i-','-- . ------.:;:c1I7.,.4-- ,, -...;aao _ r..7- '.----:'-''•"`- &•-•(`---- " ,-,;- < ,1-"; - - e%:, '1.-;---.'. --t-- - — ,..-.1;--=-..---;-----:.----- -..•:',-...... . `'`' ------‘•-i''--' --...------- 6-' - --v-<-' ,- -f------' l".'- - .---',-,. f-'-4--.:.:-",--. .. ---'- ,-.-- The philosophy of Pound- . .r....- ...--•-- •.:.-(4 <-(`%- ."•-•...-,. :„'-;''' :.,.i.:-....,---p-• _,„ -,--*--,,X-.. ,,,s7, _ --- :-.-..-_,T,p, --s--i---=-:-,..--+.- .1, tl •••• very - . --- ' 41. ''-'''- .---.4 -1:'-'---s.V;.':' .:-:-VA-z- - •---1--...'-'7-11..... -.e- bury has very much to do with --•.:..ji5.:`..-:..I.,- ••.-46-7.:*-.-- ,..,, .:...v,-......,4 ,;....„........fr___:,c , -; , - .14,6„,_ .",....._„.b... .. ,,4,7„. ,z-,,__ -4---,:arb---,,a.... _.,.--;,--;_iI5:-..;....,„,:,1 - ---.‘ ckt,--‘1i.r„,T......,,,:,1) „j...i.i.,-7:_,..i.jr....:. ........4.,,,,I.._\,.:---_-: -:_t 17,..7_1",- -1"-,..,:„..-''.,....ag.-t-i . the careful, detailed planning '--".--- ----zt.... ' -••-,--r- 4.--..-4,-,-'2,-:::,-z---"-•-::1.••.- of an attractive, modem and .. ...:.„ .." ...- ...., - •-,....., ,..- .„- — - -,..?::-:,...:•-•;-,. „...,->„„: ,:r.. -----•- - . -... ..L.•,..- -•,: --r-,,....-12,-: -. -:-;„_,. . . -- • hi „--..,,- •'-."--- '-'-•----- .-' - .." •0•-•‘-'---. ---'------1-1-! -1,71:-.-'-;--, ,---'''%-.- pleasing place in which people At•-. . . ..,-. ,,,- ,... ..- N.- ..--c. -...-. .: .,-------- ...k----• ---:-;.--, .,-- -.-,,I,,_-,-:-.,-,...,,4....,!..--.- .......,,f_ • - - -,•••--.:-..-t--,-..---. -4".- - •,-,..h.--.... ,..,. . --„- - ----.....#'......='...-- --- ,.....„-r- --..„--, v-.••• ••,- '-:---• ••••4,..- -- - can live,work,shop,and play, „ , -.Dv_..„. . :•-•-•..-i--...-2--,-2,---r---. --,, - • •.,...- -:•-• ,• .., •,,,-)..- -•'- ------,- -7-----'''• ''' ' # --. .A'Ae'v -.."-- -.-;' - '.--Z'••-... z ., f. s • 'A '.- - --- including not just houses and ..,-.:7-„:-.114‘.:1,-- -% •-•.- .--!. - , , . --7.__••,..-.-..-- . Alt, - -•• •--- 7'''' -;---- -\ - ■..-:-.3.,-.-,,,t_.-- ---3 .s • - flats, but also work places, '14; -- -- - .:7-- -. •"3/4411:4.:. -- - -•- ',..•;- - - . ..._--- -r..- ''• ".-_=•„-_• shops, schools, leisure and lc-4---. - "*-4„-. -- ,. '--.'---'k,,,.,-I ■,.--.i ' '. 1. i. _ -. .--"---- - - - • --..":' . • - community buildings. 1,!..,•-_-!_f_a •:, •• •-_._-:---= •,:. ...-.1,-,3.• i,..,,,, , - 4,-. -- - --• : '•%. -... , / "S":"- , , , ,Mr `.-. \ _ . - ---.. . .___. . ..•1 . _ -....-;—... 7: %‘‘ y • 4-, _ -— - --V- - , -....,--.4„ --. . ....., 1--=-:--- .. % ,.. '. . ,k k 1-;: •-■ 'IP Jr ..-f---- - ---..: -,.. -- • 1:-,,,-_--P .. . , . -- <,--",...' ..- .-• .''''‘-' -, T.3+,.- ..-.... ,. -,..... _ ....-„,4........ - : i • - c r_v_____- :_._— Streetscape Ratio 1 :1.5 ic:-.-t.j...N-_-li - - -4JC--,--.--2'.-Nr III---: - 1 • , - - --4.- very good - --'-'-•.. . : _ -. -/: , • . >..,..:. . • The first new community in Britain incorporating the principles of the Prince of Wales' :;... -. A Vision of Britain. :.z:"--. _, .....,.....- --... 4-•20- ‘:•-• , • A Vision of Britain ten principles include: place response;hierarchy of buildings; ,-; -. 24 ft- human scale;harmony;enclosure: defined growth boundaries,squares,courtyards; ) traditional materials;decoration,art,signs and lights,and an involved community. -6 ft. -24 ft. -6 ft Phase I. Neighborhood square is dearly 1. 4 Poundbury development is defined identifiable by residents. Radial pattern of by black line. Circled region is 120 degrees is most efficient angle. k, phase I of four. 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Alt : . Designed for Pedestrians - C +•'� Roads are narrow,winding and irregular,pleasantly interesting for walking. All parking are behind buildings. fir` Building in Craftsmanship _ _ ____-, Vernacular materials of marble,stone,cob,thatch,brick,and tile used by local builders working over 100 yrs. Creating Diversity _ _- - ..- • 20%of housing is deemed for local people,each house is instantly recognizable and distinct,but none domi a" .Fb.-M.- _. .,rte • • City: Chronology Vital Signs Duchy of Cornwall i 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 . ing needs. Master Planner: .a.Density units/Aae: 20 In 1988,The Prince of Wales appointed the Open Space • Leon Krier architect and urban planner Leon'Crier to Acres/1000 People: 27 prepare a master plan for the development, , . Hidden Parking: 100% Development Director: g:. Andrew Hamilton adding one-third to the existing town of Parking courts and alleys Dorchester(AD43). "V'Street Width: —24 ft Coordinating Architect: In 1989,the master plan was exhibited at a Peterjohn Smyth of the Neighborhoods: 4 Planning Weekend attended by The Prince of Percy Thomas Partnership This project is Phase I. Wales at Poundbury Farm(the site) encour- WDDC District Architect: aging public participation in the scheme. Status: Construction 50% David Oliver In 1993,construction began_ Arrows suggest diiedbn toward eco- nomic and environmental sustainablaty _ _ ; � Providing Public Safety • -,..5,_._:.1 - . England's low crime and violence rates may be related to its tighter,higher-density,community network t _ i Y gh t3', Y ;; - Improving Our Health The neighborhood encourages walking,de-emphasizes traffic,and is surrounded by open space. '0:i Accommodating Children rd •• Streets are prioritized for walking,alleys for cars. One-third of the entire 400-acre town will be open space. Paling, 41 .Alt.'. Sustaining our Environment _ i I= = . Compact development conserves land as well as energy,with Energy Ratings at 84/10,the avg.being 3-4. For case studies of your own project,contact World Idea Networks at(415)957-1203 Version 1.01 Popo71;x D • • • 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. 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. • Shan arellyTRe: Proposed Planned Dev •ment Code Changes _ __ _.. __ - _.17 Page A ppe,tl i x F 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 18.350.030B 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 I I 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 L-k_e: _ e_ _-- PagR �__.Proposed Planned _ lopment Code Changes . 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 18.390.060G. 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. Seen Far-Telly- Re: Proposed Planned Dev- •ment Code Changes , age 3 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 This message originates from the law firm of Ramis Crew Corrigan, LLP. This e-mail message and all attachments may contain legally privileged and confidential information intended solely for the use of the addressee. If you are not the intended recipient, you should immediately stop reading this message and delete it from your system. Any unauthorized reading, distribution, copying, or other use of this message or its attachments is strictly prohibited. All personal messages express solely the sender's views and not those of Ramis, Crew, Corrigan, LLP. This message may not be copied or distributed without this disclaimer. If you received this message in error, please notify us immediately at(503) 222-4402 or reply to the e-mail address above. • !Sean Farrelly-Frewing Supplemental Co nts 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). I 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 • Sean Farre;ly- Frewing Supplemental C ents on PD Code Changes Page 1 Apex x 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 -- ---- — -- Sea Farre lly- Frewing Supplemental Cents 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 18.350.1006.2 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 1/4%. 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, 18.350.050B 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. •