04/30/1987 - Packet r
CITY CENTER PLAN TASK FORCE
April 30, 1987
AGENDA
6:00 p.m. 1 . Call to Order -- Mayor Brian
2. Roll Call
6:05 p.m. 3. Opening Remarks/Introduction -- Mayor Brian
6:30 p.m. 4. Tour of City (bus tour with "box dinner")
Reconvene in Town Hall
8:00 p.m. 5. Overview of Staff and Available Resources --
Bill Monahan, Director of Community Development
Maps
Demographics
Staff Involvement
Portland State University Involvement
Consultants
8:30 p.m. 6. Task Outline -- Councilor Johnson
Organization
Process
Feedback (Task Force Members and Council)
9:25 p.m. 7. Next meeting Time/Date (approximately 2 weeks)
8. Handouts for Home Review
9. Other Business
9:30 p.m. 10. Adjournment
D R A F T - APRIL 21 , 1987 (f# GUIDE)
CENTRAL DESIGN DISTRICT:
Design Standards and Guidelines
The Central Design District is bounded by Martinazzi Avenue on
the east , Tualatin-Sherwood Bypass on the south , Boones Ferry
Road on the west and the Tualatin Community Park and the Tuala-
tin River on the north . The area is designated in Tualatin ' s
Community Plan as "Central Commercial ." The objectives of this
Planning District are:
To provide areas for a full range of retail , pro-
fessional and service uses of the kinds usually
found in downtown areas patronized by pedestrians .
Though the District does not include all the area designated as
Central Commercial , the area outside the District has developed
in an auto-oriented manner (for example , the K-Mart/Safeway
Shopping Center , the Fred Meyer Shopping Center , and Martinazzi
Square . ) Within the District , however , the opportunity still
exists to achieve pedestrian-oriented development .
The most direct means of achieving a true pedestrian orienta-
tion is by the use of Design Standards and Guidelines for new
development within the District . Such Standards and Guidelines
are referred to in Section 73 .180 of the Tualatin Development
Code . Establishment of Design Standards to replace the general
guidelines which previously existed in the Urban Renewal Plan
is also Goal 10 , Objective "a" of the Plan .
The Standards are intended to be objective and consistently
applied rules which must be followed . The Guidelines , which
are being proposed for inclusion within the Urban Renewal Plan,
are intended to be suggestions of design features which the
City and the Development Commission consider desirable , but not
mandatory .
DESIGN GOALS
The Standards and Guidelines are intended to achieve three
design goals for the District . These are :
1 . Visual Character
Development within the District should be attractive and
cohesive.
2 . Pedestrian Use
Development should be coordinated with public pedestrian
improvements to encourage safe and comfortable pedestrian
circulation .
Design Standards and Guidelines - Page 1
D R A F T - APRIL 21 , 1987 (f# GUIDE)
3 . Vehicular Circulation and Parking
Development in the District should include circulation and
parking systems that provide appropriate facilities for
cars and bicycles and which do not conflict with pedestrian
movement .
To achieve these goals (and the specific objectives of each
goal) , development within the District is subject to design
standards and guidelines. The standards are intended to be
requirements which must be met , and will be applied during
the Architectural Review Process . The guidelines are
intended to provide recommendations regarding development
and will not be enforced as requirements .
The standards and guidelines contain illustrations and def-
initions of specific terms where these help to clarify
their intent . They are listed below , grouped according to
the relevant goal and objectives .
DEFINITIONS
Articulated Building Entries: The clear distinction of the
building entry from the rest of the building through the use of
wall plane changes, marquees, decorative elements, etc . See
illustrations .
Decorative Elements: The use of exterior materials to define,
articulate and enhance the wall , cornice or roof surface of the
building . Examples include : milled wood trim at windows , doors
and cornices; decorative brick integrated with other primary
wall materials . See illustrations .
Major Pedestrian Intersection: At other than street intersec-
tions, Major Pedestrian Intersections are defined by the con-
vergence of multiple pedestrian paths either along street edges
or mid-block crossings (e.g . , Seneca Street at the public
square) . See illustrations.
Pedestrian Oriented Street: Nyberg Street and the south edge
of Boones Ferry Road from Martinazzi Avenue to the intersection
at Rich ' s Kitchen . See illustrations .
Primary Pedestrian Oriented Street: Seneca Street from Marti-
nazzi Avenue to Boones Ferry Road . See illustrations.
Punched Window Openings: Window openings occurring within the
wall plane where the wall finish material is the dominant mate-
rial . The intent is to discourage curtain wall and strip win-
dow conditions . See illustrations .
Design Standards and Guidelines - Page 2
D R A F T - APRIL 21 , 1987 (f# GUIDE)
VISUAL CHARACTER
Goal : Development within the District should be attractive and
cohesive .
Objective 1 : Promote increased building density while
maintaining a moderate scale . Utilize
compatible materials , colors and building
forms. See Standards 1 , 2 , and 3 .
Objective 2 : Maintain the importance of the street edge
by reinforcing relationships of buildings
and landscaping to the existing street
frontage . See Standards 4 , 5 , 6 , and 7 .
Objective 3 : Preserve important existing natural fea-
tures and landmark structures which illus-
trate or express the history and character
of the City of Tualatin . See Standard 8 .
Objective 4 : Integrate building design with Federally
mandated flood plain provisions and avoid
isolated solutions. See Standard 9 .
STANDARDS
Standard 1 . Only acceptable finish building materials shall be
used .
Acceptable building materials are:
- brick
- textured or architectural concrete masonry units
- architectural concrete
- stucco or factory or site applied cement plaster
- the and terra cotta
- ashlar cut stone veneer (granite, marble , etc . )
Acceptable roofing materials are :
- the
- built-up flat roof with parapet
- metal or composition roof with parapet
Unacceptable building and roofing materials are :
- wood siding and shingle
- vinyl siding
- metal siding
- stucco used in non-regional vernacular styles (e .g . ,
adobe)
- non-architectural concrete masonry units (pre-cast con-
crete blocks)
- exposed tilt-up concrete
Materials not listed will be considered for approval during
the Architectural Review Process .
Design Standards and Guidelines - Page 3
GUIDELINES
• Use of wood , metal or plaster trim and decorative
elements is encouraged .
• Use of compatible colors is recommended . Compa-
tible colors include neutral and muted colors for
large areas, contrasting colors for discreet
accents and decorative elements .
• Traditional urban building forms which emphasize
the wall surface and utilize marquees and covered
arcades to provide pedestrian rain protection are
encouraged . Roof overhangs are discouraged in
favor of parapet wall conditions .
• Acceptable building forms include :
- gable and hip roofs with parapet walls
- flat roofs with parapet walls
- emphasized and decorated elements
- punched window openings
- articulated building entries
Examples of Articulated Building Entries
Covered entry
provides rain
k
At� protection,
enhances entry
Decorative
lighting also
:-, �' -" �. ■ . 1 provides a
:■}_ night light
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./, low
�.
Examples of Decorative Elements
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i1'frr3.i..
Entryways are enhanced by use of depth , height, color and tex-
ture . Protection from the weather elements is important , as is
recognition of entryway .
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Examples of Decorative Elements (continued)
Good use Attractive &
of 2nd & �, functional
3rd story V '` lighting
balconies
to enhance
public area ` - Good use of
deciduous
trees to
Good use provide
of awnings tiP shade in
to provide t ;: ': ,q summer and
covered sunshine in
walkway r winter
Attractive s Seating
functional used to
utility enhance pub-
features _ _ ._w lic space
r
Relief and highlight in sidewalks
provided by texture and color change
■ ! —
Use of �r� �-
highlighting
to add
interest to
building
Good use of
texture and
pattern
change in
sidewalks '
Good use of awnings to provide rain protection
and identification to store front
Examples of Decorative Elements (continued)
Good use of -0
the building '
shape to
relieve mass
Good use of --t'i
covered porch-
way to relieve .
mass and provide Now—
rain protection
Good use of
texture change
and color
highlights to
relieve large '
wall mass
Interesting change of pattern highlighted with bright elements
Good example u
of punched
window
Good use of
depth to relive SIMN
wall mass
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mop,
L t
Highlighted Display Window
Examples of Punched Window Openings
PHOTO to be added before final
Good example of punched windows
PHOTO to be added before final
Ribbon windows should be discouraged
D R A F T - APRIL 21 , 1987 (f# GUIDE)
Standard 2 . Buildings shall be of compatible scale with other
development in the Central Design District . Com-
patible building scale includes two or three story
buildings (Maximum building height as defined in
Section 53 .090 of Development Code) . Or , for one
story buildings , minimum height of wall at the
sidewalk shall be 16 feet measured from top of
sidewalk to top of parapet. If the rear wall of
building is two (2) or more feet lower in height
than the wall at the building "front" , transition
in roof height shall be accomplished in more than
one step. If the rear wall of the building is
less than two (2) feet lower in height than the
wall at main entrance , transition in roof height
may be accomplished in less than two steps . Steps
shall be equal in length .
Standard 3 . Rooftop mechanical systems shall be screened from
view from all public streets and pedestrian walk-
ways as required by Section 53 .065 ( 5) of Develop-
ment Code .
Standard 4 . The main entrance in the building "front" shall
face the pedestrian oriented street or major
pedestrian pathway. A corner entrance will be
allowed provided it faces a street corner or a
major pedestrian intersection . On parcels having
multiple street exposure (corner , or thru-block
parcels) , preference for the building front shall
be shall be to Seneca Street first, Nyberg Street
or Boones Ferry Road from Martinazzi Avenue to the
intersection of Tualatin Road second , and all
other streets third .
Standard 5 . Buildings shall generally abut the street frontage
property line with their longest dimension paral-
lel to the street. (see the attached illustra-
tions) . Parcels of over 1 acre are exempt from
this requirement, although they must meet all
other standards.
GUIDELINES
• Development occurring on parcels larger than one
acre are encouraged to generally abut the street
frontage property line to strengthen the
pedestrian-oriented street edge concept of the
Central Design District.
• Establish a visual relationship between the street
and retail uses within buildings by the use of
storefront windows , display windows , etc .
Design Standards and Guidelines - Page 9
D R A F T - APRIL 21 , 1987 (f# GUIDE)
Standard 6 . No major permanent service functions shall be
located at any street edge . Service functions
shall be consolidated and screened from the public
view as required in Section 53 .065 ( 5) (a) of Devel-
opment Code .
Standard 7 . Minimize the impact of building "backs" and blank
walls on pedestrian walkways. Blank walls shall
be no larger than 400 square feet and shall be
"softened" with decorative patterning or landscape
materials over 80% of the wall surface .
Standard 8 . Landmark structures shall be preserved as required
in Section 73 .140 of Development Code, including :
- Rich 's Kitchen
- Old Methodist Church
Standard 9 . Buildings shall have the lowest floor elevated to
the level of the base flood elevation or be flood-
proofed as required in Section 70 .162 of Develop-
ment Code .
GUIDELINE
• Avoid isolated solutions to flooding conditions by
providing a smooth transition to other elevations
within the subject and in adjacent properties .
PEDESTRIAN USE
Goal : Development should be coordinated with public pedestrian
improvements to encourage safe and comfortable pedes-
trian circulation .
NOTE: Standards and guidelines will be established to
promote coordination between private development and a
public system of pedestrian ways . The location and
nature of the pedestrian ways have yet to be determined .
Objective 5 : Reinforce the public pedestrian pathway
system and maintain its continuity through
individual sites. See note .
Objective 6 : Encourage solar access to courtyards ,
pedestrian places and neighboring proper-
ties . Place major pedestrian functions in
sunny locations. See Standard 10 .
Standard 10 . Solar access for neighboring properties shall be
shown on siteplan drawings required for Design
Review and shall include the shadow pattern cast
at LOAM, 12 noon and 4PM on the summer and winter
solstice and at the equinoxes .
Design Standards and Guidelines - Page 10
D R A F T - APRIL 21 , 1987 (f# GUIDE)
GUIDELINE
Utilize sunny locations for pedestrian activities .
VEHICULAR CIRCULATION & PARKING
Goal : Development in the District should include circulation
and parking systems that provide appropriate facilities
for cars and bicycles and which do not conflict with
pedestrian movement .
Objective 8: Discourage drive-up windows or other auto-
mobile focused activities. See Standards
11 and 12 .
Objective 9: Maintain accessible and identifiable con-
nections to existing bikeway systems . See
Standard 13 .
Standard 11 . Drive-up windows may be allowed on a conditional
use basis for banks or other financial institu-
tions as permitted by Section 53 .020 (5) of Devel-
opment Code provided they do not:
- Interfere with pedestrian routes
- Enter or exit Nyberg or Seneca Streets
Standard 12 . Peak queuing conditions shall be projected , docu-
mented and reviewed at Architectural Review Pro-
cess and shall not interfere with vehicular ,
pedestrian , or bicycle traffic as required in Sec-
tion 73 .190 of Development Code .
Standard 13 . Facilities for parking and locking bicycles shall
be provided within 100 feet of a building entrance
at the rate of .5 per 1000 gross square feet of
enclosed space . Facilities shall be reviewed and
approved by the city prior to installation.
Design Standards and Guidelines - Page 11
TUALATIN RIVER
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111111 Central Design, District Boundary
' DISTRICTCENTRA. DESIGN