06/17/2019 - PacketPLANNING COMMISSION AGENDA – JUNE 17, 2019
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1
City of Tigard
Planning Commission Agenda
MEETING DATE: June 17, 2019 - 7:00 p.m.
MEETING LOCATION: City of Tigard – Town Hall
13125 SW Hall Blvd., Tigard, OR 97223
1. CALL TO ORDER 7:00 p.m.
2. ROLL CALL 7:00 p.m.
3. COMMUNICATIONS 7:02 p.m.
4. CONSIDER MINUTES 7:04 p.m.
5. PUBLIC HEARING 7:05 p.m.
TIGARD DOWNTOWN PLAN DISTRICT MAP AND TEXT AMENDMENTS
COMPREHENSIVE PLAN MAP AMENDMENT (CPA) 2019-00001
ZONING MAP AMENDMENT (ZON) 2019-00001
DEVELOPMENT CODE AMENDMENT (DCA) 2019-00001
STAFF: ASSOCIATE PLANNER SCHUYLER WARREN
PROPOSAL: The City of Tigard proposes legislative amendments to the Comprehensive Plan Map,
Zoning Map, and Tigard Community Development Code (TCDC).
Amendments to the Comprehensive Plan map will remove the Open Space (OS) map designation from
portions of privately-owned properties and place those properties in the comprehensive plan designation
that applies to the developed portion of the property. The OS designation is intended for publicly-owned
properties that will be zoned Parks and Recreation. Amendments to the zoning map will change the zoning
of one property along Hall Blvd. from R-12 to MU-CBD (Downtown Tigard Plan District) and fifteen
properties along Knoll Dr. from R-4.5 to MU-CBD.
Amendments to the Development Code will streamline and modernize the structure of the Tigard
Downtown Plan District Chapter (18.650), provide a simplified process for development approval, and
provide for height and density bonuses for qualified regulated affordable housing. LOCATION: Citywide.
6. OTHER BUSINESS – 7:50 p.m.
7. ADJOURNMENT 8:00: p.m.
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Agenda Item: # 5
Hearing Date: June 17, 2019 Time: 7:00 PM
STAFF REPORT TO THE
PLANNING COMMISSION
FOR THE CITY OF TIGARD, OREGON
SECTION I. APPLICATION SUMMARY
CASE NAME: TIGARD DOWNTOWN PLAN DISTRICT MAP AND TEXT
AMENDMENTS
CASE NO.: Comprehensive Plan Map Amendment (CPA) CPA2019-00001
Zoning Map Amendment (ZON) ZON2019-00001
Development Code Amendment (DCA) DCA2019-00001
PROPOSAL: The City of Tigard proposes legislative map and text amendments to the Comprehensive
Plan Map, the Zoning Map, and the Tigard Development Code (TDC). The text
amendments include the following:
1. Reorganization of Chapter 18.650, Tigard Downtown Plan District to remove
redundancies and provide better clarity;
2. Revision of the procedures for review of development in the Tigard Downtown
Plan District;
3. Replacement of the optional Type III-DR (Design Review) procedure with a Type
II procedure to adjust certain standards;
4. Removal of outdated and obsolete standards;
5. Addition of a density and height bonus for qualified affordable housing; and
6. Miscellaneous code fixes and necessary clarifying language identified by staff.
The proposed text and map amendments for the Planning Commission’s review are
included in Attachments 1, 2, and 3, and summarized below in Section IV of this
report:
APPLICANT: City of Tigard
13125 SW Hall Blvd.
Tigard, OR 97223
ZONES: Citywide
LOCATION: Citywide
APPLICABLE
REVIEW
CRITERIA: Statewide Planning Goals 1 (Citizen Involvement), 2 (Land Use Planning); and 10
(Housing); METRO’s Urban Growth Management Functional Plan Titles 6 and 8;
Comprehensive Plan Goals 1.1.2, 2.1.3, 2.1.4, 2.1.5, 2.1.6, 2.1.15, 2.1.19, 15.2.1, and
15.2.6; and Tigard Development Code Chapters 18.710 and 18.795.
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SECTION II. STAFF RECOMMENDATION
Staff recommends the Planning Commission find in favor of the proposed development code text amendments
(Attachment 1) and the map amendments (Attachments 2 and 3) with any alterations as determined through the
public hearing process, and make a final recommendation to the Tigard City Council.
SECTION III. BACKGROUND INFORMATION AND PROJECT SUMMARY
This project is part of a comprehensive multi-year effort to modernize and streamline the development code to
provide a document that is easier to read, understand, and navigate, and utilize. Phase I of the code update
project, completed in 2017, concentrated on smaller non-policy issues and code reorganization. Phases IIA and
B on policy changes related to housing policy, commercial and industrial development standards, parking
standards, small cell wireless facilities, streamlined and updated procedures for land use approvals, further
reorganization, and non-policy changes to language.
This small project is focused on updating and streamlining the process and procedures in the Tigard
Downtown Plan District without completely rewriting the chapter. The result is intended to be a chapter that is
more user-friendly, with a clearer presentation of the procedures, approval criteria, and design and
development standards for the plan district. Included with the text changes are certain map changes that clean
up discrepancies between the Comprehensive Plan Map and the Zoning Map, and rezone certain properties
along Hall Boulevard from residential to the Mixed-use Central Business District (MU-CBD) designation.
The code amendment package also includes omnibus changes that fix issues with Title 18 generally, provide
further clarity to previously ambiguous terms and standards, and rectify inadvertent omissions.
Chapter 18.650
Most of the text changes in Chapter 18.650, Tigard Downtown Plan District do not involve changes to policies
or procedures. The following list summarizes those text changes that do represent a change in policy or
procedure:
o Approvals for land use in the plan district are currently processed through a series of “tracks”,
including a design compliance letter (track 1), a downtown design review (track 2), and a discretionary
design review (track 3). The proposed amendments will bring these procedures into alignment with
the rest of the code by reconfiguring the first two procedures as Type I and Type II reviews, while the
third review will be reconfigured as a plan district-specific adjustment in the manner of the Tigard
Triangle Plan District adjustment procedures.
o The current approval criteria for the track 3 discretionary design review are provided in two different
sections of the chapter and are in conflict. The proposed code language consolidates those procedures
under the adjustment process and resolves the conflicts.
o The current criteria for the track 3 discretionary design review requires the applicant to demonstrate
compliance with the intent statements in a specific section of the chapter. However, these intent
statements are duplicative with the intent statements in the building design standards section, except
that they provide example images. The images being unnecessary, this section of the chapter is
proposed to be removed.
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o The approval authority for the track 3 discretionary design review is currently a design review board,
which is a subcommittee of the Planning Commission. However, convening this committee to review
what is essentially an adjustment unnecessarily adds process and time to the land use approval. The
proposed language changes the approval authority for the adjustment process that replaces track 3
from the design review board to the Director.
o With this change, the design review board is no longer needed as an approval authority, and the
proposed changes remove all references to that body.
o The current code provides for flexibility in specific standards when certain criteria are met, however,
there is no clear procedure for issuing an approval for flexibility. The proposed language provides that
these flexible standards will be reviewed through the new downtown adjustment procedure.
o Two additional flexible standards have been added in the form of density and height bonuses for
qualified affordable housing. A height bonus of 20 feet is allowed for any project that includes at least
20% affordable units, while the density bonus varies, and increases with the number of affordable
units provided.
Comprehensive Plan Map
When the Comprehensive Plan Map was first drawn, large areas around waterways including Fanno Creek were
designated as Open Space (OS). The Comprehensive Plan defines the OS designation as:
Open Space – These areas are designated for retention in a natural state and for development of recreational uses.
At the time that the designation was created, it did not have an associated designation on the Zoning Map. So
properties that were designated as OS in the Comprehensive Plan Map were designated as either residential,
commercial, or industrial on the Zoning Map.
When the Parks and Recreation (PR) Zone was created in 2013 and city lands were designated as such, the new
zone and the OS comprehensive plan designation were not reconciled between the two maps.
Further, because the OS plan designation as originally drawn was unique because it followed natural systems
rather than property boundaries. This meant that it included some areas that were already developed and were
not in public ownership.
The map changes proposed will reconcile the discrepancies between the OS plan designation and the PR zone,
which should align. They also reconfigure the OS plan designation to follow property line boundaries where
the plan designation conflicts with existing development or private ownership.
In addition, the neighborhood around Chelsea Loop, south of Fanno Creek Park is proposed to be re-
designated from Mixed-use Central Business District (MU-CBD) plan designation to Medium-density
residential (M). This area is zoned R-12 and is already developed with single detached houses that are very
unlikely to redevelop, and so the MU-CBD plan designation is not appropriate.
Finally, the map changes include a comprehensive plan designation change for 15 properties along Knoll Drive
and Hall Boulevard from low-density residential (L) to MU-CBD. This area is surrounded by areas designated
as industrial, commercial, and MU-CBD.
Zoning Map
The proposed zoning map changes include the following:
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o Rezoning of a privately-owned residential property that was separated from the larger Woodard Park
parcel through a lot line adjustment and sold by Metro’s real estate division in 2017 from PR to R-4.5
(residential).
o Rezoning of the property at 13405 SW Hall Blvd. (Tigard Christian Church) from R-12 (residential) to
MU-CBD to match the Comprehensive Plan Map designation of MU-CBD.
o Rezoning a portion of the property containing the Tigard Senior Center from PR to MU-CBD.
o Rezoning 15 properties along Knoll Drive and Hall Boulevard from R-4.5 to MU-CBD. This pocket of
residentially-zoned land is currently surrounded by commercial and industrial zones and the
downtown plan district.
Omnibus Changes
The text changes also include a number of small changes that add clarifying language, reword confusing
passages, and fix inadvertent oversights and omissions.
Chapter 18.20 Administration and Enforcement
Clarifies that final plats do not expire.
Chapter 18.30 Definitions
Removes a requirement that the pole portion of a flag lot provides the only access. Fixes a reference to lot
averaging based on housing type. Removes a requirement that partitions and subdivisions of contiguous units
of land be in common ownership at the beginning of a calendar year to allow site assembly.
Chapter 18.40 Measurements
Clarifies that the pole portion of a flag lot is not included in the calculation of lateral changes to lot lines.
Removes a reference to “habitable” stories in the measurement of floor area since not all areas included in the
measurement are considered habitable under the building code. Clarifies that garages are included in the square
footage of an accessory dwelling unit except in the case that the unit is built above an existing garage. Corrects
an omission in the measurement of residential density where a certain lot size per unit is required.
Chapter 18.220 Accessory Dwelling Units
Clarifies that the maximum square footage of attached accessory dwelling units is determined on a per-unit
basis, not as a total. Clarifies that two accessory dwelling units may both have entrances on a street side lot line.
Clarifies that separate calculation of square footage for an accessory dwelling unit attached to an accessory
structure is only permissible when the accessory structure is pre-existing and is being partially converted or
added onto.
Chapter 18.230 Apartments
Clarifies that each building facade that faces a street or required open space must include two architectural
features per facade, not per building.
Chapter 18.250 Courtyard Units
Removes a reference to lot coverage in courtyard unit developments, which have no lot coverage standard.
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Chapter 18.290 Single Detached Houses
Corrects an omission that resulted in no development standards for non-conforming single detached houses
and accessory structures in the R-25 zone. Clarifies the requirements for garage door placement relative to the
plane of the habitable areas of a single detached house.
Chapter 18.330 Industrial Development
Replaces pedestrian access standards for industrial zone development.
Chapter 18.410 Off-Street Parking and Loading
Clarifies wording related to minimum bicycle parking requirements.
Chapter 18.420 Landscaping and Screening
Adds language that allows required above-ground vegetated stormwater facilities to count toward minimum
landscaping requirements.
Chapter 18.435 Signs
Reworded for clarity and brevity. Corrects erroneous reference. Revises standards for display of flags to be
consistent with case law.
Chapter 18.440 Temporary Uses
Clarifies that seasonal events in the right-of-way that have been approved by the police department are exempt
from temporary use permits.
Chapter 18.640 River Terrace Plan District
Clarifies that reduced minimum lot size is per dwelling unit for rowhouse developments. Clarifies that
entrances must be set back a minimum distance from wall that enclose living area, not garages. Clarifies the
requirements for garage door placement relative to the plane of the habitable areas of a single detached house.
Chapter 18.660 Tigard Triangle Plan District
Clarifies that the minimum number of bicycle spaces is based on any portion of required length.
Chapter 18.670 Washington Square Regional Center Plan District
Corrects two erroneous references to Chapter 18.435, Signs.
Chapter 18.710 Land Use Review Procedures
Adds the adjustment process for the Tigard Downtown Plan District. Clarifies the procedural distinction
between minor and major modifications. Removes the requirement for pre-application conferences for home
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occupations, extensions, and complex tree removals. Removes references to the Design Review Board and Type
III-DR procedures. Changes the notice of decision requirements for Type II procedures to match the
requirements for Type III procedures. Clarifies that the approval authority may remand decisions in Type III-
Modified procedures.
Chapter 18.760 Home Occupations
Clarifies that home day care is exempt from home occupation permits. Removes discretionary criteria from
Type I decisions. Clarifies that all motor vehicle painting is prohibited.
Chapter 18.810 Lot Line Adjustments and Consolidations
Clarifies language related to side lot lines. Removes inadvertent references to creation of lots. Removes
reference to lot of record in screening requirements for flag lots.
Chapter 18.820 Land Partitions
Clarifies language related to side lot lines. Removes reference to lot of record in screening requirements for flag
lots.
Chapter 18.830 Subdivisions
Clarifies language related to side lot lines.
Chapter 18.920 Access, Egress, and Circulation
Corrects an omission of access requirements for apartment development of over 100 units. Clarifies language
regarding access requirements for nonresidential uses.
Changes to Public Draft
There were only minor changes from the public draft and the proposed draft. The changes include:
Addition of language in 18.40, Measurements to clarify that residential density is calculated per dwelling
unit for some housing types.
Revision of standards for flags,
Revision of side lot line standards for subidivisions,
Rewording of some language for further clarity, and
Miscellaneous small changes.
SECTION IV. APPLICABLE CRITERIA, FINDINGS AND CONCLUSIONS
STATEWIDE PLANNING GOALS AND GUIDELINES
State planning regulations require cities to adopt and amend Comprehensive Plans and land use regulations in
compliance with the state land use goals. Because the proposed code amendments have a limited scope and
the text amendments address only some of the topics in the Statewide Planning Goals, only applicable
statewide goals are addressed below.
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Statewide Planning Goal 1 – Citizen Involvement:
This goal outlines the citizen involvement requirement for adoption of Comprehensive Plans and
changes to the Comprehensive Plan and implementing documents.
FINDING: This goal has been met by complying with the Tigard Development Code notice requirements
set forth in Section 18.710.110 (Legislative Procedure). Notices were sent by US Postal Service on May 15,
2019 to affected government agencies. A Measure 56 notice was mailed on May 14, 2019 to all property owners
subject to zone changes, informing them of the proposed changes and providing contact information for staff
and instructions on how to receive additional information about the changes. Notice was mailed to persons on
the latest version of the City’s interested parties list on May 30, 2019. A notice was published in the Tigard
Times newspaper on May 30, 2019. Project information and documents were published to the City website
prior to the public hearings. A minimum of two public hearings will be held (one before the Planning
Commission and the second before the City Council) at which, an opportunity for public input is provided. A
minimum of three drafts of the proposed code changes (Public Review Draft, Proposed Draft to the Planning
Commission, and Planning Commission Recommendation to City Council) will be made available to the public
for review prior to hearings and adoption. This goal is satisfied.
Statewide Planning Goal 2 – Land Use Planning:
This goal outlines the land use planning process and policy framework.
FINDING: The Department of Land Conservation and Development (DLCD) has acknowledged the
City’s Comprehensive Plan as being consistent with the statewide planning goals. The Development Code
implements the Comprehensive Plan. The Development Code establishes a process and standards to review
changes to the Tigard Development Code in compliance with the Comprehensive Plan and other applicable
state requirements. As discussed within this report, the applicable Development Code process and standards
have been applied to the proposed amendment. This goal is satisfied.
Statewide Planning Goal 10 – Housing:
This goal requires cities and counties to provide adequate capacity for needed housing. OAR Chapter
660 Division 8, which implements Goal 10, states that “the purpose of the division is to ensure
opportunity for the provision of adequate numbers of needed housing units, the efficient use of
buildable land within urban growth boundaries, and to provide greater certainty in the development
process so as to reduce housing costs.”
FINDING: The city conducted an analysis of housing needs and capacity in 2012 as part of an update to
Chapter 10 of the Tigard Comprehensive Plan. This analysis found the capacity to build 6,714 units on 600
acres throughout the city. The analysis also found that 6,545 new units were needed by 2032. Once the types of
needed housing were compared with the inventory of buildable lands, the capacity dropped to 6,457, a shortfall
of 88 units.
The proposed code changes do not decrease housing supply or capacity. They will allow for increased density
in areas rezoned from R-4.5 to MU-CBD.
The city may only apply clear and objective standards to housing under Goal 10. These code changes include
only clear and objective standards where applied to housing.
CONCLUSION: Based on the findings above and the related findings below, staff finds the proposed
map and text amendments are consistent with applicable Statewide Planning Goals.
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METRO’S URBAN GROWTH MANAGEMENT FUNCTIONAL PLAN
State planning regulations require cities within the Metro service area to adopt and amend Comprehensive
Plans and land use regulations in compliance with Metro’s Urban Growth Management Functional Plan.
Because the proposed Code Amendments have a limited scope and the text amendments address only some of
the topics in METRO’s Urban Growth Management Functional Plan, only applicable Titles are addressed
below.
Title 1 – Housing Capacity
The Regional Framework Plan calls for a compact urban form and a “fair-share” approach to meeting
regional housing needs. It is the purpose of Title 1 to accomplish these policies by requiring each city
and county to maintain or increase its housing capacity except as provided in section 3.07.120.
FINDING: Title 1 has been met by increasing the housing capacity in Tigard. The rezoning of 15 properties
along Knoll Drive and Hall Boulevard from R-4.5 to MU-CBD will allow for increased housing capacity. This
title is satisfied.
Title 6 – Centers, Corridors, Station Communities and Main Streets
The Regional Framework Plan identifies Centers, Corridors, Main Streets and Station Communities
throughout the region and recognizes them as the principal centers of urban life in the region. Title 6
calls for actions and investments by cities and counties, complemented by regional investments, to
enhance this role. A regional investment is an investment in a new high-capacity transit line or
designated a regional investment in a grant or funding program administered by Metro or subject to
Metro’s approval.
FINDING: The proposed code changes involve one of the city’s adopted Town Centers – the Downtown
Plan District. This Town Center is in proximity to a regional investment in new high-capacity transit, the
Southwest Corridor light rail line. Section 3.07.640(a) of Title 6 states: “(a) A Centers, Corridors, Station
Communities and Main Streets need a critical number of residents and workers to be vibrant and successful.
The following average number of residents and workers per acre is recommended for each:… (5) Town
Centers - 40 persons” The minimum residential density in the Tigard Downtown Plan District ranges from 15
units per acre up to 50 units per acre. The US Census reports an average household size of 2.49 persons in
Tigard, which would result in approximately 45 residents per acre. The various allowances and requirements for
commercial spaces results in the Tigard Downtown Plan District means that workers will increase the total
persons in the district, surpassing the recommendation. This title is satisfied.
Title 8 – Compliance Procedures
A city or county proposing an amendment to a comprehensive plan or land use regulation shall submit
the proposed amendment to the COO at least 35 days prior to the first evidentiary hearing on the
amendment. The COO may request, and if so the city or county shall submit, an analysis of
compliance of the amendment with the functional plan. If the COO submits comments on the
proposed amendment to the city or county, the comment shall include analysis and conclusions on
compliance and a recommendation with specific revisions to the proposed amendment, if any, that
would bring it into compliance with the functional plan. The COO shall send a copy of comment to
those persons who have requested a copy.
FINDING: Notice and a copy of the proposed code amendments were provided to Metro on May 13,
2019. No comments were received.
CONCLUSION: Based on the findings above, staff finds that the proposed map and amendments are
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consistent with Metro’s Urban Growth Management Functional Plan.
TIGARD COMPREHENSIVE PLAN
State planning regulations require cities to adopt and amend comprehensive plans and land use regulations in
compliance with the state land use goals and consistent with their adopted comprehensive plan goals and
policies. Because the development code amendments have a limited scope and the text amendments address
only some of the topics in the Tigard Comprehensive Plan, only applicable comprehensive plan goals and
associated policies are addressed below.
Comprehensive Plan Goal 1: Citizen Involvement
Policy 1.1.2: The City shall define and publicize an appropriate role for citizens in each phase of the
land use planning process.
FINDING: This policy has been met by complying with the Tigard Development Code notice requirements
set forth in Section 18.710.110 (Legislative Procedure). Notices were sent by US Postal Service on May 15,
2019 to affected government agencies. A Measure 56 notice was mailed on May 14, 2019 to all property owners
subject to zone changes, informing them of the proposed changes and providing contact information for staff
and instructions on how to receive additional information about the changes. Notice was mailed to persons on
the latest version of the City’s interested parties list on May 30, 2019. A notice was published in the Tigard
Times newspaper on May 30, 2019. Project information and documents were published to the City website
prior to the public hearings. A minimum of two public hearings will be held (one before the Planning
Commission and the second before the City Council) at which an opportunity for public input is provided. A
minimum of three drafts of the proposed code changes (Public Review Draft, Proposed Draft to the Planning
Commission, and Planning Commission Recommendation to City Council) will be made available to the public
for review prior to hearings and adoption. This policy is satisfied.
Comprehensive Plan Goal 2: Land Use Planning
Policy 2.1.1: The City’s land use program shall establish a clear policy direction, comply with state
and regional requirements, and serve its citizens’ own interests.
FINDING: The proposed text and map amendments to the development code comply with all state and
regional requirements, as the previous findings indicate. The proposed amendments streamline procedures and
provide clarification to ambiguous, redundant, and contradictory language in the development code. The
proposed amendments also establish a clear policy direction for the approval of development in the Tigard
Downtown Plan District. This policy is satisfied.
Comprehensive Plan Goal 2: Land Use Planning
Policy 2.1.2: The City’s land use regulations, related plans, and implementing actions shall be
consistent with and implement its Comprehensive Plan.
FINDING: As demonstrated in this staff report, the proposed map and text amendments are consistent with
the Tigard Comprehensive Plan. This policy is satisfied.
Policy 2.1.3: The City shall coordinate the adoption, amendment, and implementation of its land use
program with other potentially affected jurisdictions and agencies.
FINDING: Copies of the proposed text amendments were sent to affected agencies and each agency was
invited to comment on the proposal, as required by Section 18.710.110 (Legislative Procedure) and discussed in
Section V of this report. Comments submitted by affected agencies have been incorporated into this report
and the proposed amendments. This policy is satisfied.
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Policy 2.1.4: The City’s land use program shall promote the efficient use of land through the creation
of incentives and redevelopment programs.
FINDING: The proposed amendments include provisions that promote the efficient use of land. The rezoning
of a current residential area that is surrounded by incompatible commercial and industrial uses to include it in
the Tigard Downtown Plan District will incentivize redevelopment and increase the capacity of that
neighborhood to accommodate more housing and commercial development, leading to decreased pressure to
develop greenfields and a more efficient use of land. This policy is satisfied.
Policy 2.1.5: The City shall promote intense urban level development in Metro-designated Centers and
Corridors, and employment and industrial areas.
FINDING: The proposed amendments will continue to promote intense urban level development in the
Metro-designated Town Center. The amendments will also streamline development in the Town Center by
making the standards and procedures for approval clearer. In addition, the amendments will bring more land
into the Tigard Downtown Plan District, increasing the capacity for urban level development in the city. This
policy is satisfied.
Policy 2.1.6: The City shall promote the development and maintenance of a range of land use types
which are of sufficient economic value to fund needed services and advance the community’s social
and fiscal stability.
FINDING: The rezoning of a residential area to MU-CBD will increase the city’s capacity for commercial and
higher-density residential development. Each of these types of development increase the city’s tax base over
the low-density residential baseline in the area. The location in proximity to proposed light rail will encourage
redevelopment with appropriate transit-oriented development, which will be important to provide some
counterbalance to the anticipated loss of industrial land with the light rail project. This policy is satisfied.
Policy 2.1.15: In addition to other Comprehensive Plan goals and policies deemed applicable,
amendments to Tigard’s Comprehensive Plan/Zone Map shall be subject to the following specific
criteria:
A. Transportation and other public facilities and services shall be available, or committed to be
made available, and of sufficient capacity to serve the land uses allowed by the proposed map
designation;
B. Development of land uses allowed by the new designation shall not negatively affect
existing or planned transportation or other public facilities and services;
FINDING: The changes to the Comprehensive Plan map largely reconcile discrepancies between the Open
Space designation and the Parks and Recreation Zone, and do not change prospective land uses in a way that
will affect transportation or other public facilities. Further, the expansion of the MU-CBD designation to 15
properties is balanced by the removal of the MU-CBD designation from a similarly-sized area. Amendments to
the Zoning Map will change the zoning of 16 residentially zoned properties from residential to MU-CBD.
These properties are served by nearby transportation facilities, including state highway 99W and Hall
Boulevard, as well as transit, with nearby access to the 42, 78, 94, 12, and 64 bus lines. In addition, a light rail
station is planned in an area to the immediate south. These properties are currently served by both sewer and
water in Hall Boulevard and Hunziker Road. The land uses allowed by the new designation are the same or
similar to those land uses already allowed on surrounding properties; therefore, no disproportionate impacts on
transportation and other public facilities are expected. These policies are satisfied.
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C. The new land use designation shall fulfill a proven community need such as provision of
needed commercial goods and services, employment, housing, public and community services,
etc. in the particular location, versus other appropriately designated and developable
properties;
D. Demonstration that there is an inadequate amount of developable, appropriately
designated, land for the land uses that would be allowed by the new designation;
FINDING: The changes to the Comprehensive Plan map largely reconcile discrepancies between the Open
Space designation and the Parks and Recreation Zone, and do not change prospective land uses in a way that
will affect transportation or other public facilities. Further, the expansion of the MU-CBD designation to 15
properties is balanced by the removal of the MU-CBD designation from a similarly-sized area. The areas to be
rezoned from residential to MU-CBD are surrounded by commercial and industrial uses and are in the
immediate vicinity of several transportation corridors and public transit lines. In addition, these areas are
expected to redevelop with the construction of the Southwest Corridor light rail line. The current zoning is not
appropriate for these conditions, and the rezoning meets a need for additional employment and housing lands.
These policies are satisfied.
E. Demonstration that land uses allowed in the proposed designation could be developed in
compliance with all applicable regulations and the purposes of any overlay district would be
fulfilled;
FINDING: The property at Hall Boulevard and Omara Street that is proposed to be rezoned from R-12 to
MU-CBD is large enough to accommodate the types of development allowed in the Tigard Downtown Plan
District. The properties along Knoll Drive are also large enough to accommodate compliant development,
particularly if site assembly leads to larger sites. These properties are directly adjacent to a similar development,
the Knoll senior affordable housing development at Hall Boulevard and Hunziker Road. This policy is
satisfied.
F. Land uses permitted by the proposed designation would be compatible, or capable of being
made compatible, with environmental conditions and surrounding land uses; and
FINDING: The property at Hall Boulevard and Omara Street that is proposed to be rezoned from R-12 to
MU-CBD is adjacent to a city park and the Tigard Senior Center, which are both included in the MU-CBD
zone. Therefore, it is compatible with surrounding land uses. As with the other areas zoned MU-CBD along
the Fanno Creek Park Greenway, this use is compatible with the environmental conditions, as no development
is allowed in sensitive lands. As provided earlier in these findings, the properties to be rezoned along Knoll
Drive are surrounded by other commercial, industrial, and MU-CBD zoning and the associated land uses in
those zones. These zones are more compatible with the proposed MU-CBD zoning than the existing
residential zoning. This policy is satisfied.
G. Demonstration that the amendment does not detract from the viability of the City’s natural
systems.
FINDING: As previously provided, the natural areas in the vicinity of the zone changes are primarily in city
ownership and are utilized as a natural greenway and park. Sensitive lands in both the park and any privately-
owned land are protected through the provisions of the Tigard Development Code and the regulations of
Clean Water Services. The area proposed to change from PR zone to MU-CBD is not within sensitive lands.
This policy is satisfied.
Policy 2.1.19: The Planning Commission may at any time recommend to the City Council that it
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consider initiating legislative amendments to the Comprehensive Plan, Plan/Zoning Maps, and/or
Community Development Code.
FINDING: The recommendation of the Planning Commission regarding the proposed changes will be
brought to the City Council for consideration of adoption. This policy is satisfied through the provisions of
18.710.110 (Legislative Procedure).
Policy 15.2.1: New zoning, design standards, and design guidelines shall be developed and used to
ensure the quality, attractiveness, and special character of the Downtown as the “heart” of Tigard,
while being flexible enough to encourage development.
FINDING: No new zoning, design standards, or design guidelines are included in the proposed amendments.
However, the proposed consolidation and streamlining of the existing code provisions, as well as the flexibility
provided by the new adjustment process, lower barriers to development and increase the likelihood of
development. This policy is satisfied.
Policy 15.2.6: New housing in the downtown shall provide for a range of housing types, including
ownership, workforce, and affordable housing in a high quality living environment.
FINDING: The proposed code changes include provisions that incentivize the development of more
affordable housing options through flexible density and height bonuses that are available to certain qualified
affordable housing developments. This policy is satisfied.
CONCLUSION: Based on the findings above, staff concludes that the proposed map and text
amendments are consistent with applicable provisions of the Tigard Comprehensive
Plan.
APPLICABLE PROVISIONS OF THE TIGARD DEVELOPMENT CODE
Section 18.790: Zoning Map and Text Amendments
18.790.020 Legislative Amendments
Legislative amendments are processed through a Legislative procedure, as provided in Section
18.710.110.
FINDING: The proposed amendments are legislative in nature. Therefore, the amendments will be reviewed
under the Legislative Procedure as set forth in the chapter. This standard is met.
Section 18.710: Decision Making Procedures
18.710.110 Type IV Procedure
Notice of hearing.
1. All Legislative applications require two hearings, one before the Planning Commission and one
before the City Council.
FINDING: This procedure requires public hearings by both the Planning Commission and City Council.
These public hearings will be conducted on June 17, 2019 and July 9, 2019 respectively. This standard is met.
2. A notice of hearing will be provided as required by state law, and an affidavit of mailing will be
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included in the record that identifies the mailing date and the names and addresses of the mailing
recipients.
FINDING: State law provides for two specific noticing requirements for legislative changes. The first is notice
to the Department of Land Conservation and Development (DLCD) of a proposed Post Acknowledgement
Plan Amendment at least 35 days prior to the first hearing. Notice meeting this requirement was provided to
DLCD on May 13, 2019, 35 days prior to the first hearing. Notice is also required to be provided to property
owners who may be affected by proposed map and text amendments under the provisions of Measure 56. This
notice must be provided no less than 20 and no more than 40 days prior to the first hearing. Notice
commensurate with this requirement was sent via United States Postal Service to affected parties on May 15,
2019, 33 days prior to the first hearing. This standard is met.
CONCLUSION: Based on the findings above, staff concludes that the proposed map and text
amendments are consistent with applicable provisions of the Tigard Development
Code.
SUMMARY
CONCLUSION: As shown in the findings above, staff concludes that the proposed amendments are
consistent with the applicable Statewide Planning Goals; METRO’s Urban Growth
Management Functional Plan; applicable Tigard Comprehensive Plan goals and policies,
and the applicable provisions of the City’s implementing ordinances.
SECTION V. AGENCY COMMENTS
TVF&R, METRO, DOGAMI, ODOT, DLCD, DEQ, ODFW, CWS, OR Dept. of Aviation, OR
Historic Preservation Office, OR Public Utilities Commission, TTSD, Comcast Cable, Frontier
Communications, NW Natural, Century Link, PGE, Tigard Water District, and Tri-Met were notified
of the proposed code text amendments.
The Department of Land Conservation and Development submitted written comments. Those comments and
the staff response are included in Attachment 4.
SECTION VI. PUBLIC COMMENTS
No public comments have been received at the time of the staff report.
ATTACHMENTS:
Attachments:
1. Draft Text Amendments
2. Draft Comprehensive Map Amendments
3. Draft Zoning Map Amendments
4. Agency Comments
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June 10, 2019
PREPARED BY: Schuyler Warren DATE
Associate Planner
June 10, 2019
APPROVED BY: Tom McGuire DATE
Assistant Community Development Director
Attachment 1
Text Changes
Chapter 18.650
Strikethrough
Commentary Chapter 18.650 Tigard Downtown Plan District
The Chapter was reorganized to use the same general organization of other chapters.
Connectivity was renamed Transportation Connectivity and moved to a later section appropriate for
supplemental standards.
Tigard Downtown Plan District 18.650-1 Code Update: 12/18
Chapter 18.650
TIGARD DOWNTOWN PLAN DISTRICT
Sections:
18.650.010 Purpose
18.650.020 Applicability
18.650.030 Approval Process
18.650.040 Pre-Existing Uses and DevelopmentsApproval Criteria
18.650.050 Building and Site Development Standards
18.650.060 ConnectivityDesign Standards
18.650.070 Building and Site Design StandardsTransportation Connectivity
18.650.080 Specific Adjustments Additional Standards
18.650.090 Special Requirements for Development Bordering Urban Plaza
18.650.100 Exceptions to Standards
18.650.110 Building and Site Design Objectives (Track 3 Only)
18.650.120 Signs
18.650.130 Off-Street Parking and Loading Requirements
18.650.010 Purpose
A. Purpose. The purpose of this chapter is to implement the comprehensive plan, Tigard Downtown
Improvement Plan, and urban renewal plan and ensure the quality, attractiveness, and special
character of the downtown plan district, as shown on Map 18.650.A. The regulations are intended to:
1. Facilitate the development of an urban village by promoting the development of a higher density,
economically viable, and aesthetically pleasing pedestrian-oriented downtown where people can
live, work, play, and shop for their daily needs without relying on the automobile. The quality and
scale of the downtown urban environment will foster social interaction and community
celebration.
2. Encourage the integration of natural features and the open space system into downtown by
promoting development sensitive to natural resource protection and enhancement; addressing the
relationship to Fanno Creek Park; and promoting opportunities for the creation of public art and
use of sustainable design.
3. Enhance the street level as an inviting place for pedestrians by guiding the design of the buildings
“walls” that frame the right-of-way (the “public realm”) to contribute to a safe, high quality
pedestrian-oriented streetscape. Building features will be visually interesting and human-scaled,
such as storefront windows, detailed facades, art, and landscaping. The impact of parking on the
pedestrian system will also be limited. The downtown streetscape will be developed at a human
scale and closely connected to the natural environment through linkages to Fanno Creek open
space and design attention to trees and landscapes.
4. Promote Tigard’s downtown as a desirable place to live and do business. Promote development of
high-quality high-density housing and employment opportunities in the downtown.
5. Provide a clear and concise guide for developers and builders by employing greater use of
graphics to explain community goals and desired urban form to applicants, residents and
administrators.
Commentary Chapter 18.650 Tigard Downtown Plan District
This subsection was moved from the standards section because it aligns more with the applicability of
the various sub-areas.
The added language intends to clarify that other regulations in Title 18 still apply.
These subsections were consolidated to provide clear guidance to when the regulations of the chapter
apply. The whole chapter applies in the case of new development, while existing developments and uses
have the options to come into conformance over time with redevelopment. The conflicting standards
subsection was moved.
Tigard Downtown Plan District 18.650-2 Code Update: 12/18
B. Sub-areas. The four sub-areas located on Map 18.650.B and described below have different
development standards in order to create a feeling of distinct districts within the larger zone.
1. Highway 99W and Hall Boulevard Corridor. The purpose of this sub-area is to create a pulse-
point along the Highway 99W corridor. Located at the intersection of 99W and Hall
Boulevard, the area has the high traffic and visibility to draw potential retail customers from
the region. The area will accommodate higher levels of vehicular circulation, while
maintaining a pedestrian scale at the ground-floor level of buildings. It allows development of
mixed-use and retail buildings that vary in scale from 1-story retail-only buildings to mixed-use
buildings up to 45 feet tall with retail on the ground floor and residential or Office uses above.
2. Main Street - Center Street. The purpose of this sub-area is to create pedestrian-oriented,
smaller scale development centered on the city’s historic downtown Main Street. The
pedestrian environment is improved with continuous building facades broken only
intermittently. New buildings in the sub-area must include ground floors with commercial
storefront features. Residential and commercial uses are allowed on upper floors.
3. Scoffins Street - Commercial Street. The purpose of this sub-area to provide an opportunity for
higher-density residential as well as an employment base comprised of civic, office, and
commercial uses in the areas of Commercial Street and Scoffins. Residential-only buildings,
commercial buildings, and mixed-use developments are allowed.
4. Fanno - Burnham Street. The purpose of this sub-area is to provide an opportunity for
medium-scale residential or mixed-use development. Compatible mixed uses (live-work,
convenience retail, office, and civic uses) are encouraged on the frontage of Burnham Street.
The area in proximity to Fanno Creek Park will be an opportunity to create a high-quality
residential environment with views and access to the natural amenity of Fanno Creek Park.
(Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2)
18.650.020 Applicability
A. Applicability. The regulations of this chapter apply to the Tigard Downtown Plan District in addition
to all other applicable regulations of this title. The boundaries of the plan district are shown on Map
18.650.AB, which is located at the end of this chapter, and on the official zoning map.
B. Conflicting standards. With the exception of public facility requirements, the requirements in this
chapter govern in the event of a conflict.
C. Design standards applicability.
1. New buildings. and redevelopment: All applicable use, development, and design standards of this
chapter apply to new buildings and related site improvements.
2. Expansions, modifications, and site improvements to existing development: Additions,
expansions, enlargements, modifications, or site improvements associated with such lawfully
established pre-existing uses and structures are allowed, provided the application for such
proposed development moves toward compliance with the applicable development standards.
Only those downtown building and site design standards applicable to the proposed expansion,
modification or site improvements to the existing development are applicable.
Commentary Chapter 18.650 Tigard Downtown Plan District
The conflicting standards subsection was moved from earlier.
An exemptions subsection clarifies the types of activities, uses, and developments that are exempt from
the regulations of the chapter.
Tigard Downtown Plan District 18.650-3 Code Update: 12/18
2. Pre-existing uses and development. Pre-existing land uses and associated development that
were lawfully established prior to the effective date of this chapter are treated as lawful or
approved uses and developments, subject to the following:
a. Modifications associated with lawfully established pre-existing uses and structures are
allowed, provided the changes meet or move the nonconforming use or structure toward
compliance with all applicable standards, except that single detached houses used for
residential purposes that were lawfully established prior to the effective date of this chapter
are exempt from the design standards of this chapter.
b. If a structure containing a pre-existing use is accidentally destroyed, or the use is otherwise
abandoned, then the use will retain its pre-existing status under this provision provided it is
substantially reestablished within 1 year of the date of the loss. Any new structures
containing the use must comply with the provisions of this title.
e. Existing nonconforming industrial structures at the following locations may continue to be
utilized for I-P industrial uses after the nonconforming use limit of 6 months:
2S102AA04700, 2S102AC00100, 2S102AC00202, 2S102AD01203, 2S102DB00100, and
2S102DA00300.
B. Conflicting standards. With the exception of public facility requirements, the requirements in this
chapter govern in the event of a conflict.
3C. Exemptions. The following are exempt from the downtown development review procedures of
this chapter, but must comply with all standardsdesign review:
1a. Maintenance orand repair of a building, structure, or site in a manner that is consistent with
previous approvals or necessary for safety;
2b. Projects undertaken to bring an existing development into compliance with applicable federal
and state accessibility regulations;
c. Exterior painting;
3d. Any modification to the exterior of a buildingproject that does not require a building permit;
4e. Interior remodeling not associated with a change of use;
5f. Temporary structures or temporary uses as defined in Chapter 18.440, Temporary Uses;
6g. Any development involving a pre-existing single detached house that is not being converted
to or already been converted to a nonresidential use or that has previously been converted to
a nonresidential use;
7h. Any change of use and associated interior remodeling on a property that is in the Main
Street subarea; or
8i. Any change to windows, doors, awnings, or other similar exterior elements on facades that
are not street-facing. (Ord. 18-23 §2; Ord. 17-22 §2)
18.650.030 Approval Process
Commentary Chapter 18.650 Tigard Downtown Plan District
The approval process section was completely changed. Extraneous language was removed. The former
“tracked” procedures were completely removed and reworked to used a more standard approach that
appears elsewhere in the code.
Now, instead of a Track 1 design compliance letter and and Track 2 administrative review, there is just
one downtown development review, and it utilizes either a Type I or Type II procedure depending on
whether it meets certain thresholds.
The Track 3 review was previously a discretionary review before a design review hearings body.
However, this track was seldom used, most likely because of the time and expense involved in a Type III
procedures, particularly when the end result was essentially an adjustment to the standards. There was
also conflicting language on whether a concurrent Type II procedure was required.
This option has been replaced by a district-specific adjustment in the manner of the Tigard Triangle.
There were also certain standards that could be changed or waived at the discretion of the Director, but
there was no procedure for granting those and no clear criteria. Those have been brought under the
procedural umbrella of the downtown adjustment.
The thresholds for review were more clearly labeled to indicate what they are and to remove multiple
instances of the word “applicability”.
Tigard Downtown Plan District 18.650-4 Code Update: 12/18
A. Types of downtown design review approval process. Procedures. Applications for downtown
development review are processed through the following procedures in lieu of the procedures of
Chapter 18.780, Site Development Review:To achieve the purpose of the downtown site and building
design standards, there are three tracks to apply for approval. Applicants, at their option, may choose
to use Track 3 with the design review board. Applicants can address design review requirements
through a combination of satisfying certain design standards, and in instances where they elect not to
utilize design standards, satisfy applicable design objectives. In such a case, the public hearing and
decision will focus on whether or not the development meets the requirements of the applicable
design objectives only.
1. Type I downtown development review. Applications for development that meets the threshold of
Paragraph 18.650.030.B.1 are processed through a Type I procedure, as provided in Section
18.710.050, using the approval criteria in Subsection 18.650.040.A. Track 1. The design
compliance letter provides for a Type I review process, using the clear and objective design
standards. It is intended for smaller building and site renovation projects that meet the threshold
of Subparagraph 18.650.030.B.1.a.
2. Type II downtown development review. Applications for development that meets the threshold
of Paragraph 18.650.030.B.2 are processed through a Type II procedure, as provided in
Section 18.710.060, using the approval criteria in Subsection 18.650.040.B.Track 2. The
administrative review track is more complex and provides for a Type II review process that
requires review utilizing clear and quantifiable standards. It applies to new development and
renovation and remodeling projects listed in Subparagraph 18.650.030.B.2.a.
3. Downtown adjustment. Applications for downtown adjustments are processed concurrently
with a downtown development review, through a Type II procedure, as provided in Section
18.710.060, using the approval criteria in Subsection 18.650.040.C. There are two types of
downtown adjustments:Track 3. The design review board track provides for a Type III review
process through which a design review board determines compliance with the design objectives.
After or concurrently with receiving design approval, a development will be reviewed as a Type
II review for all other applicable standards or a Type III review for a conditional use.
a. Adjustments to the design standards of Section 18.650.060, and
b. Specific adjustments allowed by Section 18.650.080.
B. Review ThresholdsProcedures. If a proposed development or modification is unlisted, the Director
will determine the most appropriate review type. This determination is the final local decision and
will favor the review type that provides the most appropriate public notice and opportunity for public
comment.
1. Type I downtown development review.Track 1: Design review compliance letter using design
standards.
a. Applicability. A Type I downtown development reviewTrack 1 review is required for one or
more of the following:
ai. Addition, elimination, or change in location of windows that does not decrease the
minimum required window coverage on a street-facing façadefacade below the minimum
required;
Commentary Chapter 18.650 Tigard Downtown Plan District
The approval process and criteria for each review threshold have been moved to the appropriate place
in the related sections.
Tigard Downtown Plan District 18.650-5 Code Update: 12/18
bii. Addition, elimination, or change in location of entrances and loading doors on a street-
facing facade;
ciii. Addition of new and change to existing awnings, canopies, and other mounted structures
onto an existing street-facing facade;
div. For commercial and mixed-use developments, modification of up to 15 percent on-site
landscaping with no reduction in required landscaping. Modification refers to changing
the hardscape elements and the location of required landscape areas or trees;
ev. Modification of off-street parking with no reduction in required parking spaces or
increase in paved area;
fvi. Addition of new fences, retaining walls, or both;
vii. Changing of existing grade;
gviii. An increase in the height of athe building of less than 20 percent;
hix. A change in the type and location of access ways and parking areas where off-site traffic
would not be affected;
ix. An increase in the floor area proposed for a nonresidential use by less than 10 percent or
under 5,000 square feet;
jxi. A reduction in the area reserved for common open space or usable open space, which
does not reduce the open space area below the minimum required by this title or reduces
the open space area by less than 10 percent; or
kxii. Any modificationchange of use that requires additional parking.
b. Approval Process. Applications for a design review compliance letter are processed through a
Type I procedure, as provided in Section 18.710.050, using the approval criteria in Paragraph
18.650.030.B.1.
c. Approval Criteria. The approval authority will approve or approve with conditions an
application when all of the following are met: the applicable Building and Site Design
standards for the development in Section 18.650.070 or the applicable Additional Standards
in Section 18.650.080.
2. Type II downtown development reviewTrack 2: Administrative review with design standards.
a. Applicability. A Type II downtown developmentTrack 2 review is required for one or more
of the following:
ai. All new development except those listed in Subparagraph 18.650.030.B.1.a;
ii. A change that requires additional on-site parking in compliance with Chapter 18.410,
Off-Street Parking and Loading;
Commentary Chapter 18.650 Tigard Downtown Plan District
These approval criteria have been moved to their own section from the previous one and modified for
clarity.
Tigard Downtown Plan District 18.650-6 Code Update: 12/18
biii. A change in the type of commercial or industrial structures as defined by the state
building code;
civ. An increase in the height of the building by more than 20 percent;
dv. A change in the type and location of access ways and parking areas where off-site traffic
would be affected;
evi. An increase in the floor area proposed for a nonresidential use by more than 10 percent
excluding expansions under 5,000 square feet; or
fvii. A reduction in the area reserved for common open space or usable open space, which
reduces the open space area below the minimum required by this title or reduces the open
space area by more than 10 percent.
b. Approval Process. Applications for a Track 2 design review are processed through a Type II
procedure, as provided in Section 18.710.060, using the applicable building and site design
standards of this chapter as approval criteria.
c. Approval criteria. The approval authority will approve or approve with conditions an
application when all of the following criteria are met: Building and Site Design Standards in
Section 18.650.070 and Additional Standards in Section 18.650.080. Applicants must
demonstrate that the proposed site and building plan meets the design standards, and through
architectural drawings, illustrations, graphics, photographs, a narrative with findings and
other materials that demonstrate how the proposed development implements the intent of the
design standards.
3. Track 3: Discretionary design review using design objectives.
a. Approval process. Applications for a Track 3 design review are processed through a Type III-
DR procedure, as provided in Section 18.710.070, using the Building and Site Design
Objectives in Section 18.650.110 as approval criteria.
b. Approval criteria. The approval authority will approve or approve with conditions an
application when all of the following criteria are met: Building and Site Design Objectives in
Section 18.650.110. Applicants must demonstrate that the proposed site and building plan
meets the intent statements of the design objectives, and through architectural drawings,
illustrations, graphics, photographs, a narrative with findings and other materials that
demonstrate how the proposed development implements the intent of the design standards.
C. Approval period and extensions. Expirations and extensions of approvals are provided in Subsection
18.20.040.G. (Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2)
18.650.040 Approval Criteria
A. Type I downtown development review. The approval authority will approve or approve with
conditions an application for Type I downtown development review when the following are met:
1. The modification does not cause the development to go out of conformance with any applicable
standard of this chapter or further out of conformance if already nonconforming, except where
an adjustment has been approved; and
Commentary Chapter 18.650 Tigard Downtown Plan District
The downtown adjustment uses two approval criteria – one for design adjustments and one for specific
adjustments. The design adjustment criteria is a simplified version of the criteria for the general
adjustment procedures in Chapter 18.715, which aligns with the approval criteria in the former Track 3
approval process.
The criteria for specific adjustments are particular to each adjustment and are included in the specific
adjustments section.
This section was moved to the applicability section, where it better fit.
Tigard Downtown Plan District 18.650-7 Code Update: 12/18
2. The modification complies with all other applicable standards of this title.
B. Type II downtown development review. The approval authority will approve or approve with
conditions an application for Type II downtown development review when the following are met:
1. For new development, the proposed uses and structures comply with all applicable standards of
this chapter and title; or
2. For modifications, the modification does not cause the development to go out of conformance
with any applicable standard of this chapter or further out of conformance if already
nonconforming, except where an adjustment has been approved; and
3. The proposed modification complies with all other applicable standards of this title.
C. Downtown adjustment. The approval authority will approve or approve with conditions an
application for a downtown adjustment when either:
1. The design adjustment will result in development that equally or better meets the purpose of the
standard in Section 18.650.060 that is being modified, or
2. The specific adjustment is allowed by Section 18.650.080 and complies with the approval
criteria provided for that adjustment.
18.650.040 Pre-Existing Uses and Developments
A. Applicability. Notwithstanding the provisions of Section 18.50.040, any pre-existing land uses and
associated development in the Tigard Downtown Plan District that were lawfully established prior to
the effective date of this chapter are treated as lawful or approved uses and developments.
1. Additions, expansions, or enlargements to such uses or developments, are limited to the property
area of said use or development lawfully in existence prior to the effective date of this chapter.
2. If a pre-existing use is destroyed by fire, earthquake, or other natural disaster, or otherwise
abandoned, then the use will retain its pre-existing status under this provision provided it is
substantially reestablished within 1 year of the date of the loss. The new structures must comply
with the provisions of this title.
B. Standards for single detached houses.
1. Existing single detached houses used for residential purposes are exempt from the standards.
2. For developments involving preexisting housing units used for nonresidential uses, the applicable
standards are: Building and Site Development Standards in Section 18.650.050, including the
applicable sub-area from Map 18.650.A, Building and Site Design Standards in Section
18.650.070, and Additional Standards in Section 18.650.080.
C. Existing nonconforming industrial structures. Existing nonconforming industrial structures at the
following locations may continue to be utilized for I-P industrial uses after the nonconforming use
limit of 6 months: 2S102AA04700, 2S102AC00100, 2S102AC00202, 2S102AD01203,
2S102DB00100, and 2S102DA00300. (Ord. 18-23 §2; Ord. 17-22 §2)
Commentary Chapter 18.650 Tigard Downtown Plan District
This section was renamed to “development standards” to better organize the chapter and separate the
building design standards eligible for a design adjustment.
This subsection was moved to the applicability section.
Tigard Downtown Plan District 18.650-8 Code Update: 12/18
18.650.050 Building and Site Development Standards
A. Sub-areas. The four sub-areas located on Map 18.650.A and described below have different setback
and height limits in order to create a feeling of distinct districts within the larger zone.
1. Highway 99W and Hall Boulevard Corridor. This sub-area is intended to create a “pulse-point”
along the Highway 99W corridor. Located at the intersection of 99W and Hall Boulevard, the
area has the high traffic and visibility to draw potential retail customers from the region. The area
will accommodate higher levels of vehicular circulation, while maintaining a pedestrian scale at
the ground-floor level of buildings. It would allow development of mixed-use and retail buildings
that could vary in scale from 1-story retail-only buildings, to mixed-use buildings up to 45 feet
tall with retail on the ground floor and residential or Office uses above.
2. Main Street - Center Street. This sub-area is centered on the city’s historic downtown Main
Street. It is intended to be pedestrian-oriented with smaller scale development that would function
like a “traditional Main Street.” A pedestrian environment would be improved with a continuous
building wall broken only intermittently. New buildings in the sub-area must include ground
floors with commercial storefront features. Residential and commercial uses are allowed on upper
floors.
3. Scoffins Street - Commercial Street. This sub-area is intended to provide an opportunity for
higher-density residential as well as an employment base comprised of civic, office, and
commercial uses in the areas of Commercial Street and Scoffins. Residential-only buildings,
commercial buildings, and mixed-use developments are allowed.
4. Fanno - Burnham Street. This sub-area provides an opportunity for medium-scale residential or
mixed-use development. Compatible mixed uses (live-work, convenience retail, office, and civic
uses) are encouraged on the frontage of Burnham Street. The area in proximity to Fanno Creek
Park will be an opportunity to create a high quality residential environment with views and access
to the natural amenity of Fanno Creek Park.
Commentary Chapter 18.650 Tigard Downtown Plan District
The subareas map was moved to the end to be included with the plan district map.
Tigard Downtown Plan District 18.650-9 Code Update: 12/18
Map 18.650.A: Tigard Downtown Plan District Sub-Areas
Note: For standards for development surrounding the future public plaza see Section 18.650.090, Special
Requirements for Development Bordering Urban Plaza.
Commentary Chapter 18.650 Tigard Downtown Plan District
Former footnote 1 was already covered in the text.
Former footnote 2 points a section that was removed.
Former footnote 3 is not needed.
Tigard Downtown Plan District 18.650-10 Code Update: 12/18
B. Development standards. Development standards apply to all new development in the MU-CBD zone,
including developments using the Track 3 approval process.
A1. Development Standards. Development standards are provided in Table 18.650.1 and Map
18.650.A.
Table 18.650.1
Development Standards [1][2][3]
Standard
Sub-Areas
Main Street
(MS)
99W/Hall
Corridor (99H)
Scoffins/Commercial
(SC)
Fanno/Burnham
(FB)
Minimum Lot Size None None None None
Minimum Lot Width None None None None
Minimum Setbacks
- Front 0 ft.
0/5 ft.
(5 ft. for frontage
on 99W)
0 ft. 0 ft.
- Street side 0 ft. 0 ft. 0 ft. 0 ft.
- Side 0 ft. 0 ft. 0 ft. 0 ft.
- Rear 0 ft. 5 ft. 5 ft. 5 ft.
Maximum Setbacks
- Front 10 ft. 25 ft. 20 ft. 20 ft.
- Street side 10 ft. None None None
Building Height
- Minimum 20 ft. 20 ft. 20 ft. 20 ft.
- Maximum [1] 80 ft. 45 ft. 80 ft. 80 ft. [27]
- Ground floor minimum 15 ft. 15 ft. None None
Maximum Lot Coverage 100% 90% 90% 80%
Minimum Landscape Area
[4] [5][3] 0% 10% 10% 20%
Minimum Building
Frontage 50% 50% 50% 50%
Residential Density (units per acre)
- Minimum [48] 25 25 25 15
- Maximum[1] 50 50 50 [5][6] 50 [5][6]
[1] This table does not apply to existing development. All new buildings in the plan district must meet
these development standards, including developments using the Track 3 approval process.
[2] For standards for development surrounding the future public plaza see Section 18.650.090, Special
Requirements for Development Bordering Urban Plaza.
[3] See also Section 18.650.100, Exceptions to Standards.
[1] See Subsection 18.650.080.D.
[2] 45 feet within 200 feet of Fanno Creek Park boundary (see Map 18.650.B) or within 50 feet of the
R-1 through R-12 zones.
Commentary Chapter 18.650 Tigard Downtown Plan District
The former footnote 5 was not needed.
Former footnotes 6 and 7 were moved.
The language in standards 1-4 was rewritten to be more consistent with language elsewhere in the title
and to clarify that parking areas must be screened from all public areas, not just streets.
Standards 5-8 were moved from later in the chapter.
Tigard Downtown Plan District 18.650-11 Code Update: 12/18
[3][4] In the MU-CBD zone, required landscaping maycan be provided on roofs or within the abutting
right-of-way where the applicant is required to provide landscaping as part of a street improvement in
compliance with Section 18.650.0760.
[5] Parking lots must meet the tree canopy standards provided in Paragraph 18.420.060.B.4.
[6] Station area overlay permits a maximum of 80 units per acre (see Map 18.650.A).
[7] 45 feet within 200 feet of Fanno Creek Park boundary (see Map 18.650.A) or within 50 feet of a low-
or medium-density residential zone.
[48] Minimum density applies to residential-only development (not mixed-use).
[5] Maximum density in the station area overlay is 80 units per acre (see Map 18.650.B).
B2. Parking location.
1a. Parking is allowed areas must be located on the side or rear of newly constructed buildings.
If located on the side, the parking area may not exceed 50 percent of the total frontage of the
site.
2b. Parking areas must beis set back a minimum of 10 feet from a streetthe front property line.
3c. When abutting a public right-of-waystreet, pedestrian paths and trails in a public easement,
or a public park, parking areas must be screened to the S-4 standard as provided in Table
18.420.2.
4d. Where a parking arealot shares a property line with an adjacent parking arealot, the
landscapinge requirement along the shared property line is not required along the shared
property line.
5. All apartment developments must provide a minimum of 1 parking space per unit. Adequate
provisions for barrier-free parking must be provided as required by the state building code.
Visitor parking spaces are not required. Adjustments to the bicycle parking requirements are
prohibited.
6. For all other uses, the minimum off-street vehicle parking requirements are 75 percent of the
total computed from Table 18.410.3. Adjustments to the bicycle parking requirements are
prohibited.
7. No parking is required for new commercial development up to 20,000 square feet in the Main
Street-Center sub-area except that any apartments must provide a minimum of 1 parking space
per unit.
8. When calculating the total minimum number of vehicle parking spaces required in Table
18.410.3, fractional space requirements are rounded down to the nearest whole consecutive
number.
9. Motorcycle or scooter parking may substitute for up to 5 required parking spaces or 5 percent
of the total parking requirement, whichever is less. For every 4 motorcycle or scooter parking
spaces provided, the automobile parking requirement is reduced by 1 space. Each motorcycle
Commentary Chapter 18.650 Tigard Downtown Plan District
The specific standard number was removed from the graphic and it was given a title in the manner of
the rest of the figures in the development code.
Tigard Downtown Plan District 18.650-12 Code Update: 12/18
space must be at least 4 feet wide and 8 feet deep. Existing parking may be converted to take
advantage of this provision.
Figure 18.650.1
Parking Location
Commentary Chapter 18.650 Tigard Downtown Plan District
Clarifying language.
Tigard Downtown Plan District 18.650-13 Code Update: 12/18
C3. Rooftop features and equipment screening.
1a. The following rooftop equipment does not require screening:
ai. Solar panels, wind generators, and green roof features;
bii. Equipment under 2 feet in height.
2b. Elevator mechanical equipment may extend above the height limit a maximum of 16 feet
provided that the mechanical shaft is incorporated into the architecture of the building.
3c. Satellite dishes and other communications equipment are limited to a maximum of 10 feet in
height and must be set back a minimum of 5 feet from the roof edge and screened from public
view to the extent practicable.
4d. All other roof-mounted mechanical equipment is limited to a maximum of 10 feet in height
and must be set back a minimum of 5 feet from the roof edge and screened from public view
and from views from adjacent buildings by one of the following methods:
ai. A screen around the equipment that is made of a primary exterior finish material used on
other portions of the building or architectural grade wood fencing or masonry; or
bii. Green roof features or regularly maintained dense evergreen foliage that forms an opaque
barrier when planted.
e. Required screening is included in the building’s maximum height calculation.
Commentary Chapter 18.650 Tigard Downtown Plan District
These graphics are not needed and were removed.
Tigard Downtown Plan District 18.650-14 Code Update: 12/18
Commentary Chapter 18.650 Tigard Downtown Plan District
There are references to reviews for fences, but no standards. This new language uses the standards of
other commercial zones but prohibits razor wire.
This section was moved.
Tigard Downtown Plan District 18.650-15 Code Update: 12/18
D4. Other exterior mechanical equipment. Other exterior mechanical equipment on the site (electrical
boxes, etc.) must be screened from view from adjacent ROW, public right-of-way, pedestrian
paths in a public easement, public parks, public spaces, and parking areas by one or morea
combination of the following:
1a. A screen around the equipment that is made of a primary exterior finish material used on
other portions of the building or architectural grade wood fencing or masonry; or
b. Set back from the street-facing elevation so it is not visible from the public ROW; or
2c. Dense evergreen landscapingfoliage that providesforms an opaque barrier when planted. All
landscaping used for this purpose must that will be regularly maintained. (Ord. 18-28 §1;
Ord. 18-23 §2; Ord. 17-22 §2)
E. Fences. All fences must comply with the standards of 18.310.020. Barbed or razor wire fences are
prohibited.
18.650.060 Connectivity
A. Purpose. The purpose of this section is to implement the City of Tigard 2035 Transportation System
Plan, which describes a more complete system of streets and pathways to improve multi-modal access
to, from and within the downtown mixed-use central business district. The standards in this section
are intended to execute connectivity improvement projects that will foster creation of smaller block
sizes, efficient routes into and within downtown, and new streets to accommodate and encourage
downtown development. The standards are also intended to solve some existing connectivity issues,
such as access across railroad tracks.
Commentary Chapter 18.650 Tigard Downtown Plan District
Throughout the building design standards section, the language was restructure to provide a purpose
and a standard. The Track 3 intent statements mirrored the intent statements in the standards almost
exactly. Certain language that was not mirrored in the former Track 3 intent statements was added
where needed.
Tigard Downtown Plan District 18.650-16 Code Update: 12/18
B. Applicability. The connectivity standards in this section apply only to those properties with
designated streets or alleys as shown on Figures 5-14A through 5-14I of the City of Tigard 2035
Transportation System Plan. Development on properties with designated streets or alleys is subject to
the connectivity requirements below.
C. Required new street and alley connections. Required new street and alley connections must be
provided as follows.
1. For new development and for major redevelopment valued at more than 60 percent of its total
current value as assessed by the Washington County assessor, the applicant must comply with the
following:
a. The applicant must dedicate the amount of right-of-way necessary to construct the required
street or alley consistent with the designated street cross-section. As an alternative, the City
Engineer may approve the dedication of a public easement in lieu of a portion of the public
right-of-way in compliance with Subsection 18.910.030.C.
b. The applicant must construct the full street or alley improvements as shown in the designated
street cross-section.
2. For projects other than new development and major redevelopment, the applicant must comply
with the following:
a. New buildings may not be located within the area identified as future street or alley
alignment. Surface parking, landscaping, temporary structures, driveways, and similar types
of development are allowed within the future alignment.
b. The property owner must sign a non-remonstrance agreement for formation of a future LID to
pay for the identified street or alley improvement.
D. Required new pedestrian pathway. For new development and for major redevelopment valued at more
than 60 percent of its total current value as assessed by the Washington County assessor that is within
the area designated for required multi-use pathway, the applicant must provide multi-use pathway on
public easements or rights-of-way through the block in a manner that ensures that connections
through the block are provided at least every 330 feet. The required pathway must provide direct
connection through the block and be subject to the requirements of Section 18.910.110.
E. Replacement of a pre-existing structure that is destroyed by fire, earthquake or other natural disaster,
is not considered a major redevelopment for the purposes of Subsections 18.650.060.C and D. (Ord.
18-23 §2; Ord. 17-22 §2)
18.650.0670 Building and Site Design Standards
A. Create vibrant ground floors, streetscapes and rights-of-way; provide weather protection; and promote
safety and security.
1. PurposeIntent. Design standards in this section are intended to foster vibrant, inviting streetscapes
and sidewalk-facing ground floors and entrances. They are also intended to create buildings that are
easily accessible to and provide protection from the elements for pedestrians. They also will help
ensure that the ground floor promotes a sense of interaction between activities in the building and
activities in the public realm. Building and site design should also address crime prevention through
Commentary Chapter 18.650 Tigard Downtown Plan District
The specific standard number was removed from the graphic and it was given a title in the manner of
the rest of the figures in the development code.
Tigard Downtown Plan District 18.650-17 Code Update: 12/18
defensible spaces lighting, and features that allow observation and “eyes on the street.” Windows,
doors, and weather protection are an integral part of the building design.
2. Standards.
a1. Street facade.
a. Street-facing facades must be built in proximity to the street. This standard is met when at
least 50 percent of the ground floor front building elevation is located no further from the
front property line than the maximum front setback standard provided in Table 18.650.1; and,
where maximum street-facing side setbacks are required within the Main Street sub-area, at
least 50 percent of the ground floor street-facing side building elevation is located no further
from the street-facing side property line than the maximum street-facing side setback
standard provided in Table 18.650.1.
b2. Primary entrances.
ia. For commercialNonresidential and mixed-use buildings.:
(A)i. At least 1 entrance is required for each business with a ground floor frontage.
(B)ii. Each entrance must be covered, recessed, or treated with a permanent architectural
feature in such a way that weather protection is provided.
(C)iii. All primary ground-floor common entrances must be oriented to the street or a public
space directly facing the street, not to the interior or to a parking lot.
iib. For rResidential buildings.:
Commentary Chapter 18.650 Tigard Downtown Plan District
This subparagraph was reorganized for clarity.
Tigard Downtown Plan District 18.650-18 Code Update: 12/18
(A)i. The primary public entrance to each building unit must be covered, recessed, or
treated with a permanent architectural feature in such a way that weather protection is
provided.
(B)ii. All primary ground-floor common entrances of apartment buildings and individual
unit entrances of rowhouses that front the street must be oriented to the street or public
right-of-way, not to the interior or to a parking lot.
c3. Windows. Minimum window coverage includes any glazed portions of doors.
ia. Ground floor windows for nNonresidential and mixed-use buildings.:
(A)i. The minimum window area of ground floor street-facing facades is 60 percent
minimum ground floor window coverage for street-facing wall (minimum window
coverage includes any glazed portions of doors).
(B)ii. Ground floor window transparency. All buildings with nonresidential gGround floor
windows must have a visible transmittance (VT) of 0.6 or higher, with the exception of
medical and dental offices, which may have tinted windows.
iib. Ground floor windows for rResidential buildings.: The minimum window area of ground
floor street-facing facades is 30 percent minimum ground floor window coverage for street-
facing wall (minimum window coverage includes any glazed portions of doors).
iiic. Upper floor windows and doors for all buildings.:
(A)i. The minimum window area of street-facing facades above a ground floor is 30
percent minimum upper floor window coverage for each floor of the street-facing wall
(minimum window coverage includes any glazed portions of doors), except where sloped
roofs and dormer windows are used.
ii. The required upper floor window and balcony door percentage does not apply to floors
where sloped roofs and dormer windows are used.
(B)iii. The minimum ratio of vertical to horizontal dimensions for windows on a street-
facing facade above a ground floor isUpper floor windows must be vertically oriented (a
minimum vertical to horizontal dimension ratio of 1.5:1).
ivd. Window shadowing for all buildings.: Windows must be designed to provide shadowing.
This can be accomplished by recesseding windows 3 inches into the facadefaçade.
Nonresidential and mixed-use buildings may instead or incorporateing trim of a contrasting
material or color.
d4. Weather protection. For nonresidential and mixed-use buildings:
For nonresidential and mixed-use buildings:
ia. A projecting facade element (awning, canopy, arcade, or marquee) is required on the street-
facing facade of the street with the highest functional classification.
Commentary Chapter 18.650 Tigard Downtown Plan District
Tigard Downtown Plan District 18.650-19 Code Update: 12/18
iib. Awnings, marquees, and canopies must project a minimum of 3 feet from the facade and may
project a maximum of 6 feet into the public right-of-way or the minimum sidewalk width
along the building frontage, whichever is less. Any element that projects into the right-of-way
is subject to approval by the City Engineer.
iiic. Marquees must have a minimum 10-foot clearance from the bottom of the marquee to the
sidewalk. Awnings and canopies must have a minimum 8-foot clearance from the bottom of
the awning or canopy to the sidewalk.
ivd. Awnings must match the width of storefronts or window openings.
ve. Internally lit awnings are not allowed.
vif. Awnings must be made of glass, metal, or exterior grade fabric (or a combination of these
materials).
Commentary Chapter 18.650 Tigard Downtown Plan District
The specific standard number was removed from the graphic and it was given a title in the manner of
the rest of the figures in the development code.
Tigard Downtown Plan District 18.650-20 Code Update: 12/18
Commentary Chapter 18.650 Tigard Downtown Plan District
Tigard Downtown Plan District 18.650-21 Code Update: 12/18
Figure 18.650.2
Residential Buildings
Figure 18.650.3
Nonresidential and Mixed-use Buildings
B. Cohesive architectural facade standards.
Commentary Chapter 18.650 Tigard Downtown Plan District
The specific standard number was removed from the graphic and it was given a title in the manner of
the rest of the figures in the development code.
Tigard Downtown Plan District 18.650-22 Code Update: 12/18
1. PurposeIntent. Build and expand upon downtown Tigard’s architectural character by
incorporating cohesive and repetitive architectural elements into the ground floor of street-facing
facades. Relate to the horizontal facade articulation and massing of surrounding development or
utilize building and site design elements that connect Fanno Creek Park or extend natural
elements to the downtown.
2. Standard1. Architectural bays for nonresidential and mixed-use buildings. Divide the street-
facing ground floor of nonresidentialcommercial and mixed-use storefronts into distinct
architectural bays that are no more than 30 feet on center. For the purpose of this standard, an
architectural bay is defined as the zone between the outside edges of an engaged column, pilaster,
post, or vertical wall area.
Figure 18.650.4
Architectural Bays
Commentary Chapter 18.650 Tigard Downtown Plan District
Tigard Downtown Plan District 18.650-23 Code Update: 12/18
C. Integrated building facade standards.
1. PurposeIntent. Build upon and improve downtown Tigard’s architecture by creating an attractive
and unified building facade that encourages ground floor activities and creates visually interesting
facades and roofs.
2. Standards.
a. Facades.
i1. Nonresidential and mixed-use buildings without residential component tri-partite facades.
Nonresidential and mixed-use bBuildings 2 stories and above must have 3 clearly defined
elements on the street-facing facade: a base (extends from the sidewalk to the bottom of the
second story or the belt course that separates the ground floor from the middle of the building); a
middle (distinguished from the top and base of the building by use of building elements); and a
top (roof form or element at the uppermost portion of the facade that visually terminates the
facade). A tri-partite facade creates a unified facade and breaks up vertical mass.
Commentary Chapter 18.650 Tigard Downtown Plan District
The specific standard number was removed from the graphic and it was given a title in the manner of
the rest of the figures in the development code.
Tigard Downtown Plan District 18.650-24 Code Update: 12/18
Figure 18.650.5
Integrated Building Facade (Nonresidential Buildings)
ii2. Residential and mixed-use buildings with a residential component facades.
a. Unit definition. Each street-facing dwelling unit must be emphasized by including include a
roof dormer or bay windows on the street-facing elevation, or by providing a roof gable or
porch or balcony that extends from the facade a minimum of 1 foot and a maximum of 4
feetfaces the street.
Commentary Chapter 18.650 Tigard Downtown Plan District
The specific standard number was removed from the graphic and it was given a title in the manner of
the rest of the figures in the development code.
Tigard Downtown Plan District 18.650-25 Code Update: 12/18
b. Trim detail. Trim must be used to mark all building roof lines, porches, windows and doors
that are on a primary structure’s elevation.
Figure 18.650.6
Integrated Building Facade (Residential and Mixed-use Buildings)
b3. Roof forms.
ia. The roof form of a building must follow one (or a combination) of the following forms:
(A)i. Flat roof with parapet or cornice;
(B)ii. Hip roof;
(C)iii. Gabled roof;
(D)iv. Full mansard roof;
(E)v. Dormers; or
(F)vi. Shed roof.
iib. All sloped roofs (other than full mansard roofs) exposed to view from adjacent public or
private streets and properties must have a minimum 5/12 pitch.
iiic. Sloped roofs must have eaves, exclusive of rain gutters, that project from the building wall at
least 12 inches.
Commentary Chapter 18.650 Tigard Downtown Plan District
Tigard Downtown Plan District 18.650-26 Code Update: 12/18
ivd. All flat roofs or those with a pitch of less than 5/12 must be architecturally treated or
articulated with a parapet wall that projects vertically above the roof line at least 12 inches or
a cornice that projects from the building face at least 6 inches.
ve. When an addition to an existing structure or a new structure is proposed in an existing
nonresidential development, the roof forms for the new structures must have similar slope
and be constructed of the same materials as the existing roof.
f. Green roof features or rooftop gardens are encouraged.
Commentary Chapter 18.650 Tigard Downtown Plan District
Tigard Downtown Plan District 18.650-27 Code Update: 12/18
Figure 18.650.7
Roof Forms
D. Create street corners with strong identity.
1. PurposeIntent. Create a strong architectural statement at street corners. Establish visual landmarks
and enhance visual variety.
2. Standard.
1. For nNonresidential andor mixed-use buildings at the corner of 2 public streets or a street and
public area, park, or plaza (for the purposes of this standard an alley is not considered a public
street) must incorporate one of the following features:
a. Locate tThe primary entrance to the building at the corner;
b. A prominent architectural element, such as increased building height or massing, a cupola, a
turret, or a pitched roof at the corner of the building or within 20 feet of the corner of the
building;
c. The corner of the building cut at a 45 degree angle, or a similar dimension “rounded” corner;
or
d. A combination of special paving materials, street furnishings orand, where appropriate,
plantings near, in addition to the front door.
Commentary Chapter 18.650 Tigard Downtown Plan District
The specific standard number was removed from the graphic and it was given a title in the manner of
the rest of the figures in the development code.
Tigard Downtown Plan District 18.650-28 Code Update: 12/18
Figure 18.650.8
Street corner (Nonresidential and Mixed-use Buildings)
E. Assure building quality, permanence, and durability.
1. PurposeIntent. Use building materials that evoke a sense of permanence and are compatible with
Downtown Tigard and the surrounding built and natural environment.
2. Standard.
1. Building materials.
a. The following exterior building materials or finishes are prohibited:
Commentary Chapter 18.650 Tigard Downtown Plan District
Tigard Downtown Plan District 18.650-29 Code Update: 12/18
ai. Vinyl siding;
bii. T-111 or similar sheet materials;
ciii. Plain concrete block (not including split faced, colored, or other block designs that mimic
stone, brick, or other masonry); foundation material may be skim-coated concrete block
where the foundation material is not revealed for more than 2 feet; and
div. Mirrored glass.
F. Open space and public plaza.
1. Purpose.Intent: Assure adequate public, private, and shared outdoor space.
2. Standards.
a1. Mixed-use and Nonresidential and mixed-use buildings without a residential
componentcommercial developments greater than 60,000 square feet.
ia. Developments with site areas greater than 60,000 square feet must include at least 1 public
space with a minimum size of 600 square feet.
iib. Public spaces must be abutted on at least 2 sides by retail shops, restaurants, or services with
windows entrances fronting on the space.
b2. Residential and mixed-use buildings with a residential componentMixed-use buildings with
residential units and apartment developments.
ia. Private outdoor space. For all residential-only buildings and mixed-use buildings with more
than 4 residential units, private open space, such as a private porch, a deck, a balcony, a patio,
an atrium, or other outdoor private area, must be provided.
(A)i. An average of 28 square feet of private open space must be provided per unit in a
development.
(B)ii. In order to be counted toward the open space average, the private open space
provided to each unit must be a minimum of 32 square feet, with a minimum depth of 4
feet.
(C)iii. The private open space provided must be contiguous with the unit.
(D)iv. Balconies used for entrances or exits are not considered as open space except where
such exits or entrances are for the sole use of the unit.
(E)v. Balconies may project up to a maximum of 4 feet into the public right-of-way.
iia. Shared outdoor space for mixed-use buildings with residential units and apartment
developments. In addition to the required private outdoor space, apartments and mixed-use
buildings with more than 4 residential units must provide shared open space (for example,
courtyards, roof decks, gardens, play areas, outdoor recreation facilities, indoor recreation
Commentary Chapter 18.650 Tigard Downtown Plan District
This was moved to the additional standards for rowhouses section below.
This section was moved from the former connectivity section.
Tigard Downtown Plan District 18.650-30 Code Update: 12/18
room, or similar space) that is equal to or greater than 10 percent of the development site,
except as follows:
(A)i. Credit for private open space. Up to 50 percent of the shared open space standard
may be met by providing additional private open space, such as balconies, porches, and
patios in addition to what is required in Subparagraph 18.650.0670.F.2.a.
(B)ii. Credit for proximity to a park. A shared open space credit of 50 percent may be
granted when an apartment development is directly adjacent to an improved public park.
(C)iii. Credit for up to 100 percent of the shared open space standard may be met by paying
a fee-in-lieu. The fee will fund parks or plazas within the downtown urban renewal
district.
3. Private open space for rowhouses. A minimum of 100 square feet of private open space such as a
private porch, yard, a deck, a balcony, a patio, or other outdoor private area is required per unit.
G. Additional requirements for rowhouses. Garages and carports must be accessed from alleys, or
otherwise recessed behind the front building elevation a distance of 7 feet or less or 18 feet or greater.
1. Garages and carports must be accessed from alleys, or otherwise recessed behind the front
building elevation a distance of 7 feet or less or 18 feet or greater.
2. A minimum of 100 square feet of private open space such as a private porch, yard, a deck, a
balcony, a patio, or other outdoor private area is required per unit.
(Ord. 18-23 §2; Ord. 17-25 §3; Ord. 17-22 §2)
18.650.070 Transportation Connectivity
A. Purpose. The purpose of this section is to implement the City of Tigard 2035 Transportation
System Plan, which describes a more complete system of streets and pathways to improve multi-
modal access to, from, and within the downtown mixed-use central business district. The standards
in this section are intended to execute connectivity improvement projects that will foster creation of
smaller block sizes, efficient routes into and within downtown, and new streets to accommodate
and encourage downtown development. The standards are also intended to solve some existing
connectivity issues, such as access across railroad tracks.
B. Applicability. The connectivity standards in this section apply only to those properties with
designated streets or alleys as shown on Figures 5-14A through 5-14I of the City of Tigard 2035
Transportation System Plan. Development on properties with designated streets or alleys is subject
to the connectivity requirements below.
C. Required new street and alley connections. Required new street and alley connections must be
provided as follows.
1. For new development and for major redevelopment valued at more than 60 percent of its total
current value as assessed by the Washington County assessor, the applicant must comply with
the following:
Commentary Chapter 18.650 Tigard Downtown Plan District
This language is not needed as it is covered in applicability.
Tigard Downtown Plan District 18.650-31 Code Update: 12/18
a. The applicant must dedicate the amount of right-of-way necessary to construct the required
street or alley consistent with the designated street cross-section. As an alternative, the City
Engineer may approve the dedication of a public easement in lieu of a portion of the public
right-of-way in compliance with Subsection 18.910.030.C.
b. The applicant must construct the full street or alley improvements as shown in the
designated street cross-section.
2. For projects other than new development and major redevelopment, the applicant must comply
with the following:
a. New buildings may not be located within the area identified as future street or alley
alignment. Surface parking, landscaping, temporary structures, driveways, and similar
types of development are allowed within the future alignment.
b. The property owner must sign a non-remonstrance agreement for formation of a future
LID to pay for the identified street or alley improvement.
D. Required new pedestrian pathway. For new development and for major redevelopment valued at
more than 60 percent of its total current value as assessed by the Washington County assessor that
is within the area designated for required multi-use pathway, the applicant must provide multi-use
pathway on public easements or rights-of-way through the block in a manner that ensures that
connections through the block are provided at least every 330 feet. The required pathway must
provide direct connection through the block and be subject to the requirements of Section
18.910.110.
E. Replacement of destroyed structures. Replacement of a pre-existing structure that is destroyed by
fire, earthquake, or other natural disaster, is not considered a major redevelopment for the
purposes of Subsections 18.650.060.C and D.
F. Improvement standards. All improvements required under this section must meet the standards of
Chapter 18.910, Improvement Standards.
18.650.080 Additional Standards
Applications must conform to all applicable standards in the following chapters:
A. Chapter 18.410, Off-Street Parking and Loading Requirements.
B. Chapter 18.420, Landscaping and Screening.
C. Chapter 18.435, Signs.
D. Chapter 18.450, Wireless Communication Facilities.
E. Chapter 18.510, Sensitive Lands.
F. Chapter 18.910, Improvement Standards.
G. Chapter 18.920, Access Egress, and Circulation.
Commentary Chapter 18.650 Tigard Downtown Plan District
These special standards are no longer needed for the downtown urban plaza area.
The existing exceptions granted by the Director did not have an associated procedure for requesting the
exception. They have been rewritten to use the downtown-specific adjustment process. In general, they
have been rewritten to favor affordable housing developments and other needed civic uses.
The approval criteria for the setback adjustment were rewritten to mirror those of the adjustments
granted in the Tigard Triangle.
Tigard Downtown Plan District 18.650-32 Code Update: 12/18
H Chapter 18.930, Vision Clearance Areas. (Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2)
18.650.090 Special Requirements for Development Bordering Urban Plaza
The urban plaza is listed as a catalyst project in the Tigard Downtown Improvement Plan and Urban
Renewal Plan. Developments on the lots that directly abut the location of the new plaza will be expected
to be in keeping with the character of the plaza. New development that is built concurrently or subsequent
to the construction of the plaza will need to conform to the following standards (in addition to the other
applicable standards in this chapter):
A. The building must be a minimum of 2 stories and a maximum of 4 stories.
B. No parking lot may abut the plaza.
C. The buildings must follow the building and site design and development standards for commercial
and mixed-use buildings in the Main Street sub-area. (Ord. 18-23 §2; Ord. 17-22 §2)
18.650.100 Specific AdjustmentsExceptions to Standards
A. AdjustmentsExceptions to setbacks. The Director may grant an exception to Required setbacks may
be reduced or increased up to 20 percent provided the change will resultbased on findings that the
approval will result in one or more of the following:
1. An exception that is not greater than 20 percent of the required setback;
2. No adverse effect to adjoining properties in terms of light, noise levels and fire hazard;
3. Safe vehicular and pedestrian access to the site and on-site;
1. Enhancements to the pedestrian environment along the proposed development’s street
frontage, including but not limited to the following:
a. Plaza development,
b. Tree preservation,
c Pedestrian amenities in the public right-of-way, or
d. Pedestrian-oriented building facade design elements; or
4. A more efficient use of the site that would result in more landscaping; and
25. The preservation of natural features for public use or benefitthat have been incorporated into the
overall design of the development.
B. AdjustmentsExceptions to parking. The Director may grant an exception or deduction to the
Minimum off-street parking dimensional and minimum number of space requirements may be waived
or reduced in the applicable subarea when one or more ofbased on the following are met:
1. The proposedapplication is for a use designed for a specific purpose that is intended to be
permanent in nature and has a clear public benefit, e.g., (for example, affordable or senior
citizen housing) and has a demonstrated low demand for off-street parking;
Commentary Chapter 18.650 Tigard Downtown Plan District
The shared parking provision is already accounted for without any kind of waiver in the parking chapter.
These adjustments have been added to allow qualifying affordable housing developments to utilize land
most efficiently.
Affordable homeownership units have been included as well.
Tigard Downtown Plan District 18.650-33 Code Update: 12/18
2. There is an opportunity for shared parking and there is written evidence that the property owners
have entered into a binding agreement to share parking; or
23. The proposed waiver or reduction will result There is community interest in the preservation of
particular existing natural features on the site for public use or benefit, public transportation is
available to the site, and reducing the standards will not adversely affect adjoining uses, therefore
the public interest is not adversely affected by the granting of the exception.
C. AdjustmentsExceptions for private or shared outdoor area. The Director may grant an exception or
deduction to the Pprivate outdoor area and shared outdoor recreation areas requirements may be
waived or reduced, provided the application is for a use designed for a specific purpose that is
intended to be permanent in nature (for example, senior citizen housing) and can demonstrate a
reduced demand for a private outdoor recreational area based on any when one or more of the
following are met:
1. The proposed use is permanent in nature and has a clear public benefit (for example,
affordable or senior housing) and has a demonstrated low demand for off-street parking;The
development operates a motor vehicle that is available on a regular basis to transport residents of
the development to public open space or recreation areas; or
2. The required total square footage of either the private outdoor areas andor the shared outdoor
recreation areas may be reduced if together the 2 areas equals or exceeds the combined standard
for both.
D. Exceptions to landscape area. The Director may grant an exception to the landscape area standards of
this title, upon finding that the overall landscape plan provides for at least 20 percent of the gross site
to be landscaped.
D. Adjustments to density and height. Qualified affordable housing developments are eligible for both
density and height bonuses.
1. Definitions. For the purposes of this section, “affordable” means either:
a. Housing for rent where the rent and utility costs constitute no more than 30 percent of the
gross annual household income for a family at 60 percent of the area median income,
based on the most recent Housing and Urban Development (HUD) income limits for the
Portland-Vancouver Metropolitan Statistical Area (MSA); or
b. Housing for sale where the mortgage, amortized interest, taxes, insurance, and
condominium or association fees, if any, constitute no more than 30 percent of the gross
annual household income for a family at 80 percent of the area median income, based on
the most recent HUD incomes limits for the Portland-Vancouver MSA.
2. Approval Criteria. To qualify for a density or height bonus, a development must meet the
following:
a. The development meets the threshold for the requested bonus:
i. A height bonus of an additional 20 ft over the maximum height is allowed for any
development where a minimum of 20 percent of the units are affordable.
Commentary Chapter 18.650 Tigard Downtown Plan District
All development receiving a density or height bonus must be affordable for the life of the development.
This is because changes to density and height are permanent as long as the structure remains.
Tigard Downtown Plan District 18.650-34 Code Update: 12/18
ii. A density bonus is allowed for any development based on the criteria in Table 18.650.2.
b. The approval has been conditioned on the recording of deed restriction that prohibits the
sale or rental of any affordable unit used to meet the standard of Paragraph
18.650.100.E.3, except as housing that meets that standard, for the life of the development.
Table 18.650.2
Density Bonuses
Affordable Units Based on Maximum Density Density Bonus
5% 5%
10% 10%
20% 20%
30% 30%
40% 40%
50% 50%
(Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2)
Commentary Chapter 18.650 Tigard Downtown Plan District
All of the former Track 3 criteria were removed because they are already covered in the intent
statements of the building design standards, and the images were removed because they do not add
clarity.
Tigard Downtown Plan District 18.650-35 Code Update: 12/18
18.650.110 Building and Site Design Objectives (Track 3 Only)
A. Applicability. All development using the Track 3 approval process must demonstrate compliance with
the design objectives in Subsection 18.650.110.C. The development must also meet the development
standards provided in Table 18.650.1.
B. Approval criteria.
1. Applicants must demonstrate through architectural drawings and a narrative how their proposed
site and building plan meets the intent statements of the design objectives.
2. The approval authority will make findings that the intent of the design objective has been met.
3. Applications using the Track 3 approval process must demonstrate compliance with the
development standards provided in Section 18.650.050 and Table 18.650.1.
4. Concurrently or after approval, the application will be reviewed for compliance with the other
applicable chapters, as provided in Section 18.650.080.
C. Design objectives. Each design objective has an intent statement followed by photographs of
development exemplifying the objective.
1. Create vibrant streetscapes and rights-of-way; provide weather protection; and promote safety
and security.
Intent. Foster vibrant, inviting streetscapes and sidewalk-facing ground floors and entrances.
Create buildings that are easily accessible to and provide protection from the elements for
pedestrians. Ensure that the ground floor promotes a sense of interaction between activities in the
building and activities in the public realm. Building and site design should also address crime
prevention through defensible spaces, lighting, and features that allow observation and “eyes on
the street.”
Examples:
Commentary Chapter 18.650 Tigard Downtown Plan District
Tigard Downtown Plan District 18.650-36 Code Update: 12/18
2. Create cohesive architectural facades.
Intent. Build and expand upon downtown Tigard’s architectural character by incorporating
cohesive and repetitive architectural elements into the ground floor of street-facing facades.
Relate to the horizontal facade articulation and massing of surrounding development or utilize
building and site design elements that connect Fanno Creek Park or extend natural elements to the
downtown.
Examples:
3. Design buildings with integrated facades.
Intent. Build upon and improve downtown Tigard’s architecture by creating an attractive and
unified building facade that encourages ground floor activities and creates visually interesting
facades and roofs.
Commentary Chapter 18.650 Tigard Downtown Plan District
Tigard Downtown Plan District 18.650-37 Code Update: 12/18
Examples:
4. Create street corners with strong identity.
Intent. Create a strong architectural statement at street corners to create a strong identity and
opportunities for activity. Establish visual landmarks and enhance visual variety.
Commentary Chapter 18.650 Tigard Downtown Plan District
Tigard Downtown Plan District 18.650-38 Code Update: 12/18
Examples:
5. Assure building quality, permanence, and durability.
Intent. Use building materials that evoke a sense of permanence and durability and are compatible
with downtown Tigard and the surrounding built environment. Windows, doors, roofs, and
weather protection are an integral part of the building design.
Examples:
6. Provide adequate outdoor spaces.
Intent. Assure new residential units have adequate private and shared outdoor space. (Ord. 18-23
§2; Ord. 17-22 §2)
Commentary Chapter 18.650 Tigard Downtown Plan District
The signs section was not needed, since it simply points to the signs chapter.
The off-street parking and loading section was combined with the parking requirements of the
development standards section.
Tigard Downtown Plan District 18.650-39 Code Update: 12/18
18.650.120 Signs
Signs in the MU-CBD zone are subject to the standards and procedures in Chapter 18.435, Signs, and
Subsection 18.435.130.G. (Ord. 18-23 §2; Ord. 17-25 §3; Ord. 17-22 §2)
18.650.130 Off-Street Parking and Loading Requirements
New development in the downtown must comply with the requirements of Chapter 18.410, Off-Street
Parking and Loading, with the following exceptions:
A. All apartment developments must provide a minimum of 1 parking space per unit. Adequate
provisions for barrier-free parking must be provided as required by the state building code. Visitor
parking spaces are not required. Adjustments to the bicycle parking requirements are prohibited.
B. For all other uses, the minimum off-street vehicle parking requirements are 75 percent of the total
computed from Table 18.410.3. Adjustments to the bicycle parking requirements are prohibited.
C. No parking is required for new commercial development up to 20,000 square feet in the Main Street-
Center sub-area except that any apartments must provide a minimum of 1 parking space per unit.
D. When calculating the total minimum number of vehicle parking spaces required in Table 18.410.3,
fractional space requirements are rounded down to the nearest whole consecutive number.
E. Motorcycle or scooter parking may substitute for up to 5 spaces or 5 percent of required automobile
parking, whichever is less. For every 4 motorcycle or scooter parking spaces provided, the automobile
parking requirement is reduced by 1 space. Each motorcycle space must be at least 4 feet wide and 8
feet deep. Existing parking may be converted to take advantage of this provision.
Commentary Chapter 18.650 Tigard Downtown Plan District
The map was updated.
Tigard Downtown Plan District 18.650-40 Code Update: 12/18
Map 18.650.AB: Tigard Downtown Plan District Boundaries
Commentary Chapter 18.650 Tigard Downtown Plan District
Tigard Downtown Plan District 18.650-41 Code Update: 12/18
Map 18.650.B: Tigard Downtown Plan District Sub-Areas
Commentary Chapter 18.650 Tigard Downtown Plan District
The sub-areas map was moved and updated.
Tigard Downtown Plan District 18.650-42 Code Update: 12/18
(Ord. 18-23 §2; Ord. 17-22 §2) ■
Chapter 18.650
Clean
Tigard Downtown Plan District 18.650-1 Code Update: 12/18
Chapter 18.650
TIGARD DOWNTOWN PLAN DISTRICT
Sections:
18.650.010 Purpose
18.650.020 Applicability
18.650.030 Approval Process
18.650.040 Approval Criteria
18.650.050 Development Standards
18.650.060 Design Standards
18.650.070 Transportation Connectivity
18.650.080 Specific Adjustments
18.650.010 Purpose
A. Purpose. The purpose of this chapter is to implement the comprehensive plan, Tigard Downtown
Improvement Plan, and urban renewal plan and ensure the quality, attractiveness, and special
character of the downtown plan district, as shown on Map 18.650.A. The regulations are intended to:
1. Facilitate the development of an urban village by promoting the development of a higher density,
economically viable, and aesthetically pleasing pedestrian-oriented downtown where people can
live, work, play, and shop for their daily needs without relying on the automobile. The quality and
scale of the downtown urban environment will foster social interaction and community
celebration.
2. Encourage the integration of natural features and the open space system into downtown by
promoting development sensitive to natural resource protection and enhancement; addressing the
relationship to Fanno Creek Park; and promoting opportunities for the creation of public art and
use of sustainable design.
3. Enhance the street level as an inviting place for pedestrians by guiding the design of the buildings
that frame the right-of-way (the public realm) to contribute to a safe, high quality pedestrian-
oriented streetscape. Building features will be visually interesting and human-scaled, such as
storefront windows, detailed facades, art, and landscaping. The impact of parking on the
pedestrian system will also be limited. The downtown streetscape will be developed at a human
scale and closely connected to the natural environment through linkages to Fanno Creek open
space and design attention to trees and landscapes.
4. Promote Tigard’s downtown as a desirable place to live and do business. Promote development of
high-quality high-density housing and employment opportunities in the downtown.
5. Provide a clear and concise guide for developers and builders by employing greater use of
graphics to explain community goals and desired urban form to applicants, residents and
administrators.
B. Sub-areas. The four sub-areas located on Map 18.650.B and described below have different
development standards in order to create a feeling of distinct districts within the larger zone.
1. Highway 99W and Hall Boulevard Corridor. The purpose of this sub-area is to create a pulse-
point along the Highway 99W corridor. Located at the intersection of 99W and Hall Boulevard,
the area has the high traffic and visibility to draw potential retail customers from the region. The
Tigard Downtown Plan District 18.650-2 Code Update: 12/18
area will accommodate higher levels of vehicular circulation, while maintaining a pedestrian
scale at the ground-floor level of buildings. It allows development of mixed-use and retail
buildings that vary in scale from 1-story retail-only buildings to mixed-use buildings up to 45 feet
tall with retail on the ground floor and residential or Office uses above.
2. Main Street - Center Street. The purpose of this sub-area is to create pedestrian-oriented, smaller
scale development centered on the city’s historic downtown Main Street. The pedestrian
environment is improved with continuous building facades broken only intermittently. New
buildings in the sub-area must include ground floors with commercial storefront features.
Residential and commercial uses are allowed on upper floors.
3. Scoffins Street - Commercial Street. The purpose of this sub-area to provide an opportunity for
higher-density residential as well as an employment base comprised of civic, office, and
commercial uses in the areas of Commercial Street and Scoffins. Residential-only buildings,
commercial buildings, and mixed-use developments are allowed.
4. Fanno - Burnham Street. The purpose of this sub-area is to provide an opportunity for medium-
scale residential or mixed-use development. Compatible mixed uses (live-work, convenience
retail, office, and civic uses) are encouraged on the frontage of Burnham Street. The area in
proximity to Fanno Creek Park will be an opportunity to create a high-quality residential
environment with views and access to the natural amenity of Fanno Creek Park.
(Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2)
18.650.020 Applicability
A. Applicability. The regulations of this chapter apply to the Tigard Downtown Plan District in addition
to all other applicable regulations of this title. The boundaries of the plan district are shown on Map
18.650.A, which is located at the end of this chapter, and on the official zoning map.
1. New buildings. All use, development, and design standards of this chapter apply to new buildings
and related site improvements.
2. Pre-existing uses and development. Pre-existing land uses and associated development that were
lawfully established prior to the effective date of this chapter are treated as lawful or approved
uses and developments, subject to the following:
a. Modifications associated with lawfully established pre-existing uses and structures are
allowed, provided the changes meet or move the nonconforming use or structure toward
compliance with all applicable standards, except that single detached houses used for
residential purposes that were lawfully established prior to the effective date of this chapter
are exempt from the design standards of this chapter.
b. If a structure containing a pre-existing use is accidentally destroyed, or the use is otherwise
abandoned, then the use will retain its pre-existing status under this provision provided it is
substantially reestablished within 1 year of the date of the loss. Any new structures containing
the use must comply with the provisions of this title.
e. Existing nonconforming industrial structures at the following locations may continue to be
utilized for I-P industrial uses after the nonconforming use limit of 6 months:
2S102AA04700, 2S102AC00100, 2S102AC00202, 2S102AD01203, 2S102DB00100, and
2S102DA00300.
Tigard Downtown Plan District 18.650-3 Code Update: 12/18
B. Conflicting standards. With the exception of public facility requirements, the requirements in this
chapter govern in the event of a conflict.
C. Exemptions. The following are exempt from the downtown development review procedures of this
chapter, but must comply with all standards:
1. Maintenance or repair of a building, structure, or site in a manner that is consistent with previous
approvals or necessary for safety;
2. Projects undertaken to bring an existing development into compliance with applicable federal and
state accessibility regulations;
3. Any modification to the exterior of a building that does not require a building permit;
4. Interior remodeling not associated with a change of use;
5. Temporary structures or temporary uses as defined in Chapter 18.440, Temporary Uses;
6. Any development involving a pre-existing single detached house that is not being converted to a
nonresidential use or that has previously been converted to a nonresidential use;
7. Any change of use and associated interior remodeling on a property that is in the Main Street
subarea; or
8. Any change to windows, doors, awnings, or other similar exterior elements on facades that are
not street-facing. (Ord. 18-23 §2; Ord. 17-22 §2)
18.650.030 Approval Process
A. Procedures. Applications for downtown development review are processed through the following
procedures in lieu of the procedures of Chapter 18.780, Site Development Review:
1. Type I downtown development review. Applications for development that meets the threshold of
Paragraph 18.650.030.B.1 are processed through a Type I procedure, as provided in Section
18.710.050, using the approval criteria in Subsection 18.650.040.A.
2. Type II downtown development review. Applications for development that meets the threshold of
Paragraph 18.650.030.B.2 are processed through a Type II procedure, as provided in Section
18.710.060, using the approval criteria in Subsection 18.650.040.B.
3. Downtown adjustment. Applications for downtown adjustments are processed concurrently with
a downtown development review, through a Type II procedure, as provided in Section
18.710.060, using the approval criteria in Subsection 18.650.040.C. There are two types of
downtown adjustments:
a. Adjustments to the design standards of Section 18.650.060, and
b. Specific adjustments allowed by Section 18.650.080.
Tigard Downtown Plan District 18.650-4 Code Update: 12/18
B. Review Thresholds. If a proposed development or modification is unlisted, the Director will determine
the most appropriate review type. This determination is the final local decision and will favor the
review type that provides the most appropriate public notice and opportunity for public comment.
1. Type I downtown development review. A Type I downtown development review is required for
the following:
a. Addition, elimination, or change in location of windows that does not decrease the
window coverage on a street-facing facade below the minimum required;
b. Addition, elimination, or change in location of entrances and loading doors on a street-
facing facade;
c. Addition of new and change to existing awnings, canopies, and other mounted structures
on an existing street-facing facade;
d. For commercial and mixed-use developments, modification of up to 15 percent on-site
landscaping with no reduction in required landscaping. Modification refers to changing
the hardscape elements and the location of required landscape areas or trees;
e. Modification of off-street parking with no reduction in parking spaces or increase in
paved area;
f. Addition of new fences, retaining walls, or both;
g. An increase in the height of a building of less than 20 percent;
h. A change in the type and location of access ways and parking areas where off-site traffic
would not be affected;
i. An increase in the floor area proposed for a nonresidential use by less than 10 percent or
under 5,000 square feet;
j. A reduction in the area reserved for common open space or usable open space, which
does not reduce the open space area below the minimum required by this title or reduces
the open space area by less than 10 percent; or
k. Any modification that requires additional parking.
2. Type II downtown development review. A Type II downtown development review is required for
the following:
a. All new development;
b. A change in the type of commercial or industrial structures as defined by the state
building code;
c. An increase in the height of the building by more than 20 percent;
d. A change in the type and location of access ways and parking areas where off-site traffic
would be affected;
Tigard Downtown Plan District 18.650-5 Code Update: 12/18
e. An increase in the floor area proposed for a nonresidential use by more than 10 percent
excluding expansions under 5,000 square feet; or
f. A reduction in the area reserved for common open space or usable open space, which
reduces the open space area below the minimum required by this title or reduces the open
space area by more than 10 percent.
C. Approval period and extensions. Expirations and extensions of approvals are provided in Subsection
18.20.040.G. (Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2)
18.650.040 Approval Criteria
A. Type I downtown development review. The approval authority will approve or approve with
conditions an application for Type I downtown development review when the following are met:
1. The modification does not cause the development to go out of conformance with any applicable
standard of this chapter or further out of conformance if already nonconforming, except where an
adjustment has been approved; and
2. The modification complies with all other applicable standards of this title.
B. Type II downtown development review. The approval authority will approve or approve with
conditions an application for Type II downtown development review when the following are met:
1. For new development, the proposed uses and structures comply with all applicable standards of
this chapter and title; or
2. For modifications, the modification does not cause the development to go out of conformance
with any applicable standard of this chapter or further out of conformance if already
nonconforming, except where an adjustment has been approved; and
3. The proposed modification complies with all other applicable standards of this title.
C. Downtown adjustment. The approval authority will approve or approve with conditions an application
for a downtown adjustment when either:
1. The design adjustment will result in development that equally or better meets the purpose of the
standard in Section 18.650.060 that is being modified, or
2. The specific adjustment is allowed by Section 18.650.080 and complies with the approval criteria
provided for that adjustment.
18.650.050 Development Standards
A. Development Standards. Development standards are provided in Table 18.650.1.
Table 18.650.1
Development Standards
Standard Sub-Areas
Tigard Downtown Plan District 18.650-6 Code Update: 12/18
Main Street
(MS)
99W/Hall
Corridor (99H)
Scoffins/Commercial
(SC)
Fanno/Burnham
(FB)
Minimum Lot Size None None None None
Minimum Lot Width None None None None
Minimum Setbacks
- Front 0 ft.
0/5 ft.
(5 ft. for frontage
on 99W)
0 ft. 0 ft.
- Street side 0 ft. 0 ft. 0 ft. 0 ft.
- Side 0 ft. 0 ft. 0 ft. 0 ft.
- Rear 0 ft. 5 ft. 5 ft. 5 ft.
Maximum Setbacks
- Front 10 ft. 25 ft. 20 ft. 20 ft.
- Street side 10 ft. None None None
Building Height
- Minimum 20 ft. 20 ft. 20 ft. 20 ft.
- Maximum [1] 80 ft. 45 ft. 80 ft. 80 ft. [2]
- Ground floor minimum 15 ft. 15 ft. None None
Maximum Lot Coverage 100% 90% 90% 80%
Minimum Landscape Area
[3] 0% 10% 10% 20%
Minimum Building
Frontage 50% 50% 50% 50%
Residential Density (units per acre)
- Minimum [4] 25 25 25 15
- Maximum [1] 50 50 50 [5] 50 [5]
[1] See Subsection 18.650.080.D.
[2] 45 feet within 200 feet of Fanno Creek Park boundary (see Map 18.650.B) or within 50 feet of the R-
1 through R-12 zones.
[3] In the MU-CBD zone, required landscaping maycan be provided on roofs or within the abutting right-
of-way where the applicant is required to provide landscaping as part of a street improvement in
compliance with Section 18.650.0760.
[4] Minimum density applies to residential-only development (not mixed-use).
[5] Maximum density in the station area overlay is 80 units per acre (see Map 18.650.B).
B. Parking.
1. Parking areas must be located on the side or rear of newly constructed buildings. If located on the
side, the parking area may not exceed 50 percent of the total frontage of the site.
2. Parking areas must be set back a minimum of 10 feet from a street property line.
3. When abutting a public right-of-way, pedestrian paths and trails in a public easement, or a public
park, parking areas must be screened to the S-4 standard as provided in Table 18.420.2.
Tigard Downtown Plan District 18.650-7 Code Update: 12/18
4. Where a parking area shares a property line with an adjacent parking area, landscaping is not
required along the shared property line.
5. All apartment developments must provide a minimum of 1 parking space per unit. Adequate
provisions for barrier-free parking must be provided as required by the state building code.
Visitor parking spaces are not required. Adjustments to the bicycle parking requirements are
prohibited.
6. For all other uses, the minimum off-street vehicle parking requirements are 75 percent of the total
computed from Table 18.410.3. Adjustments to the bicycle parking requirements are prohibited.
7. No parking is required for new commercial development up to 20,000 square feet in the Main
Street-Center sub-area except that any apartments must provide a minimum of 1 parking space
per unit.
8. When calculating the total minimum number of vehicle parking spaces required in Table
18.410.3, fractional space requirements are rounded down to the nearest whole consecutive
number.
9. Motorcycle or scooter parking may substitute for up to 5 required parking spaces or 5 percent of
the total parking requirement, whichever is less. For every 4 motorcycle or scooter parking spaces
provided, the automobile parking requirement is reduced by 1 space. Each motorcycle space must
be at least 4 feet wide and 8 feet deep. Existing parking may be converted to take advantage of
this provision.
Figure 18.650.1
Parking Location
C. Rooftop features and equipment screening.
1. The following rooftop equipment does not require screening:
a. Solar panels, wind generators, and green roof features;
Tigard Downtown Plan District 18.650-8 Code Update: 12/18
b. Equipment under 2 feet in height.
2. Elevator mechanical equipment may extend above the height limit a maximum of 16 feet
provided that the mechanical shaft is incorporated into the architecture of the building.
3. Satellite dishes and other communications equipment are limited to a maximum of 10 feet in
height and must be set back a minimum of 5 feet from the roof edge and screened from public
view to the extent practicable.
4. All other roof-mounted mechanical equipment is limited to a maximum of 10 feet in height and
must be set back a minimum of 5 feet from the roof edge and screened from public view and from
views from adjacent buildings by one of the following methods:
a. A screen around the equipment that is made of a primary exterior finish material used on
other portions of the building or architectural grade wood fencing or masonry; or
b. Green roof features or regularly maintained dense evergreen foliage that forms an opaque
barrier when planted.
D. Other exterior mechanical equipment. Other exterior mechanical equipment on the site (electrical
boxes, etc.) must be screened from public right-of-way, pedestrian paths in a public easement, public
parks, public spaces, and parking areas by one or more of the following:
1. A screen around the equipment that is made of a primary exterior finish material used on other
portions of the building or architectural grade wood fencing or masonry; or
2. Dense evergreen landscaping that provides an opaque barrier. All landscaping used for this
purpose must be regularly maintained. (Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2)
E. Fences. All fences must comply with the standards of 18.310.020. Barbed or razor wire fences are
prohibited.
18.650.060 Design Standards
A. Create vibrant ground floors, streetscapes and rights-of-way; provide weather protection; and promote
safety and security.
1. Purpose. Design standards in this section are intended to foster vibrant, inviting streetscapes and
sidewalk-facing ground floors and entrances. They are also intended to create buildings that are easily
accessible to and provide protection from the elements for pedestrians. They also will help ensure that
the ground floor promotes a sense of interaction between activities in the building and activities in the
public realm. Building and site design should also address crime prevention through defensible spaces
lighting, and features that allow observation and eyes on the street. Windows, doors, and weather
protection are an integral part of the building design.
2. Standards.
a. Street facade. Street-facing facades must be built in proximity to the street. This standard is
met when at least 50 percent of the ground floor front building elevation is located no further
from the front property line than the maximum front setback standard provided in Table
Tigard Downtown Plan District 18.650-9 Code Update: 12/18
18.650.1; and, where maximum street-facing side setbacks are required within the Main
Street sub-area, at least 50 percent of the ground floor street-facing side building elevation is
located no further from the street-facing side property line than the maximum street-facing
side setback standard provided in Table 18.650.1.
b. Primary entrances.
i. Nonresidential and mixed-use buildings.
(A) At least 1 entrance is required for each business with a ground floor frontage.
(B) Each entrance must be covered, recessed, or treated with a permanent architectural
feature in such a way that weather protection is provided.
(C) All primary ground-floor common entrances must be oriented to the street or a public
space directly facing the street, not to the interior or to a parking lot.
ii. Residential buildings.
(A) The primary public entrance to each building unit must be covered, recessed, or
treated with a permanent architectural feature in such a way that weather protection is
provided.
(B) All primary ground-floor common entrances of apartment buildings and individual
unit entrances of rowhouses that front the street must be oriented to the street or
public right-of-way, not to the interior or to a parking lot.
c. Windows. Minimum window coverage includes any glazed portions of doors.
i. Nonresidential and mixed-use buildings.
(A) The minimum window area of ground floor street-facing facades is 60 percent.
(B) Ground floor windows must have a visible transmittance (VT) of 0.6 or higher, with
the exception of medical and dental offices, which may have tinted windows.
ii. Residential buildings. The minimum window area of ground floor street-facing facades is
30 percent.
iii. Upper floor windows for all buildings.
(A) The minimum window area of street-facing facades above a ground floor is 30
percent, except where sloped roofs and dormer windows are used.
(B) The minimum ratio of vertical to horizontal dimensions for windows on a street-
facing facade above a ground floor is 1.5:1).
iv. Window shadowing for all buildings. Windows must be recessed 3 inches into the facade.
Nonresidential and mixed-use buildings may instead or incorporate trim of a contrasting
material or color.
Tigard Downtown Plan District 18.650-10 Code Update: 12/18
d. Weather protection. For nonresidential and mixed-use buildings:
i. A projecting facade element (awning, canopy, arcade, or marquee) is required on the
street-facing facade of the street with the highest functional classification.
ii. Awnings, marquees, and canopies must project a minimum of 3 feet from the facade and
may project a maximum of 6 feet into the public right-of-way or the minimum sidewalk
width along the building frontage, whichever is less. Any element that projects into the
right-of-way is subject to approval by the City Engineer.
iii. Marquees must have a minimum 10-foot clearance from the bottom of the marquee to the
sidewalk. Awnings and canopies must have a minimum 8-foot clearance from the bottom
of the awning or canopy to the sidewalk.
iv. Awnings must match the width of storefronts or window openings.
v. Internally lit awnings are not allowed.
vi. Awnings must be made of glass, metal, or exterior grade fabric (or a combination of these
materials).
Tigard Downtown Plan District 18.650-11 Code Update: 12/18
Figure 18.650.2
Residential Buildings
Figure 18.650.3
Nonresidential and Mixed-use Buildings
B. Cohesive architectural facade standards.
Tigard Downtown Plan District 18.650-12 Code Update: 12/18
1. Purpose. Build and expand upon downtown Tigard’s architectural character by incorporating
cohesive and repetitive architectural elements into the ground floor of street-facing facades. Relate to
the horizontal facade articulation and massing of surrounding development or utilize building and site
design elements that connect Fanno Creek Park or extend natural elements to the downtown.
2. Standard. Divide the street-facing ground floor of nonresidential and mixed-use storefronts into
distinct architectural bays that are no more than 30 feet on center. For the purpose of this
standard, an architectural bay is defined as the zone between the outside edges of an engaged
column, pilaster, post, or vertical wall area.
Figure 18.650.4
Architectural Bays
C. Integrated building facade standards.
1. Purpose. Build upon and improve downtown Tigard’s architecture by creating an attractive and
unified building facade that encourages ground floor activities and creates visually interesting facades
and roofs.
2. Standards.
a. Facades.
i. Nonresidential and mixed-use buildings without residential component. Buildings 2
stories and above must have 3 clearly defined elements on the street-facing facade: a base
(extends from the sidewalk to the bottom of the second story or the belt course that
separates the ground floor from the middle of the building); a middle (distinguished from
Tigard Downtown Plan District 18.650-13 Code Update: 12/18
the top and base of the building by use of building elements); and a top (roof form or
element at the uppermost portion of the facade that visually terminates the facade).
Figure 18.650.5
Integrated Building Facade (Nonresidential Buildings)
ii. Residential and mixed-use buildings with a residential component. Each street-facing
dwelling unit must include a porch or balcony that extends from the facade a
minimum of 1 foot and a maximum of 4 feet.
Figure 18.650.6
Integrated Building Facade (Residential and Mixed-use Buildings)
Tigard Downtown Plan District 18.650-14 Code Update: 12/18
b. Roof forms.
i. The roof form of a building must follow one (or a combination) of the following forms:
(A) Flat roof with parapet or cornice;
(B) Hip roof;
(C) Gabled roof;
(D) Full mansard roof;
(E) Dormers; or
(F) Shed roof.
ii. All sloped roofs (other than full mansard roofs) have a minimum 5/12 pitch.
iii. Sloped roofs must have eaves, exclusive of rain gutters, that project from the building wall at
least 12 inches.
iv. All flat roofs or those with a pitch of less than 5/12 must be architecturally treated or
articulated with a parapet wall that projects vertically above the roof line at least 12 inches or
a cornice that projects from the building face at least 6 inches.
v. When an addition to an existing structure or a new structure is proposed in an existing
nonresidential development, the roof forms for the new structures must have similar slope
and be constructed of the same materials as the existing roof.
Figure 18.650.7
Roof Forms
D. Create street corners with strong identity.
Tigard Downtown Plan District 18.650-15 Code Update: 12/18
1. Purpose. Create a strong architectural statement at street corners. Establish visual landmarks and
enhance visual variety.
2. Standard. Nonresidential and mixed-use buildings at the corner of 2 public streets or a street and
public area, park, or plaza (for the purposes of this standard an alley is not considered a public
street) must incorporate one of the following features:
a. The primary entrance to the building at the corner;
b. A prominent architectural element, such as increased building height or massing, a cupola, a
turret, or a pitched roof within 20 feet of the corner of the building;
c. The corner of the building cut at a 45 degree angle, or a similar dimension rounded corner; or
d. A combination of special paving materials, street furnishings or plantings near the front door.
Figure 18.650.8
Street corner (Nonresidential and Mixed-use Buildings)
E. Assure building quality, permanence, and durability.
1. Purpose. Use building materials that evoke a sense of permanence and are compatible with
Downtown Tigard and the surrounding built and natural environment.
2. Standard. The following exterior building materials or finishes are prohibited:
a. Vinyl siding;
b. T-111 or similar sheet materials;
c. Plain concrete block (not including split faced, colored, or other block designs that mimic
stone, brick, or other masonry); foundation material may be skim-coated concrete block
where the foundation material is not revealed for more than 2 feet; and
d. Mirrored glass.
F. Open space and public plaza.
1. Purpose. Assure adequate public, private, and shared outdoor space.
Tigard Downtown Plan District 18.650-16 Code Update: 12/18
2. Standards.
a. Nonresidential and mixed-use buildings without a residential component.
i. Developments with site areas greater than 60,000 square feet must include at least 1
public space with a minimum size of 600 square feet.
ii. Public spaces must be abutted on at least 2 sides by retail shops, restaurants, or services
with windows entrances fronting on the space.
b. Residential and mixed-use buildings with a residential component.
i. Private outdoor space. For all residential-only buildings and mixed-use buildings with
more than 4 residential units, private open space, such as a private porch, a deck, a
balcony, a patio, an atrium, or other outdoor private area, must be provided.
(A) An average of 28 square feet of private open space must be provided per unit in a
development.
(B) In order to be counted toward the open space average, the private open space
provided to each unit must be a minimum of 32 square feet, with a minimum depth of
4 feet.
(C) The private open space provided must be contiguous with the unit.
(D) Balconies used for entrances or exits are not considered as open space except where
such exits or entrances are for the sole use of the unit.
(E) Balconies may project up to a maximum of 4 feet into the public right-of-way.
ii. Shared outdoor space for mixed-use buildings with residential units and apartment
developments. In addition to the required private outdoor space, apartments and mixed-
use buildings with more than 4 residential units must provide shared open space (for
example, courtyards, roof decks, gardens, play areas, outdoor recreation facilities, indoor
recreation room, or similar space) that is equal to or greater than 10 percent of the
development site, except as follows:
(A) Up to 50 percent of the shared open space standard may be met by providing
additional private open space, such as balconies, porches, and patios in addition to
what is required in Subparagraph 18.650.060.F.2.a.
(B) A shared open space credit of 50 percent may be granted when an apartment
development is directly adjacent to an improved public park.
(C) Credit for up to 100 percent of the shared open space standard may be met by paying
a fee-in-lieu. The fee will fund parks or plazas within the downtown urban renewal
district.
G. Additional requirements for rowhouses.
Tigard Downtown Plan District 18.650-17 Code Update: 12/18
1. Garages and carports must be accessed from alleys, or otherwise recessed behind the front
building elevation a distance of 7 feet or less or 18 feet or greater.
2. A minimum of 100 square feet of private open space such as a private porch, yard, a deck, a
balcony, a patio, or other outdoor private area is required per unit. (Ord. 18-23 §2; Ord. 17-25 §3;
Ord. 17-22 §2)
18.650.070 Transportation Connectivity
A. Purpose. The purpose of this section is to implement the City of Tigard 2035 Transportation System
Plan, which describes a more complete system of streets and pathways to improve multi-modal access
to, from, and within the downtown mixed-use central business district. The standards in this section
are intended to execute connectivity improvement projects that will foster creation of smaller block
sizes, efficient routes into and within downtown, and new streets to accommodate and encourage
downtown development. The standards are also intended to solve some existing connectivity issues,
such as access across railroad tracks.
B. Applicability. The connectivity standards in this section apply only to those properties with
designated streets or alleys as shown on Figures 5-14A through 5-14I of the City of Tigard 2035
Transportation System Plan. Development on properties with designated streets or alleys is subject to
the connectivity requirements below.
C. Required new street and alley connections. Required new street and alley connections must be
provided as follows.
1. For new development and for major redevelopment valued at more than 60 percent of its total
current value as assessed by the Washington County assessor, the applicant must comply with the
following:
a. The applicant must dedicate the amount of right-of-way necessary to construct the required
street or alley consistent with the designated street cross-section. As an alternative, the City
Engineer may approve the dedication of a public easement in lieu of a portion of the public
right-of-way in compliance with Subsection 18.910.030.C.
b. The applicant must construct the full street or alley improvements as shown in the designated
street cross-section.
2. For projects other than new development and major redevelopment, the applicant must comply
with the following:
a. New buildings may not be located within the area identified as future street or alley
alignment. Surface parking, landscaping, temporary structures, driveways, and similar types
of development are allowed within the future alignment.
b. The property owner must sign a non-remonstrance agreement for formation of a future LID to
pay for the identified street or alley improvement.
D. Required new pedestrian pathway. For new development and for major redevelopment valued at more
than 60 percent of its total current value as assessed by the Washington County assessor that is within
the area designated for required multi-use pathway, the applicant must provide multi-use pathway on
public easements or rights-of-way through the block in a manner that ensures that connections
Tigard Downtown Plan District 18.650-18 Code Update: 12/18
through the block are provided at least every 330 feet. The required pathway must provide direct
connection through the block and be subject to the requirements of Section 18.910.110.
E. Replacement of destroyed structures. Replacement of a pre-existing structure that is destroyed by fire,
earthquake, or other natural disaster, is not considered a major redevelopment for the purposes of
Subsections 18.650.060.C and D.
F. Improvement standards. All improvements required under this section must meet the standards of
Chapter 18.910, Improvement Standards.
18.650.100 Specific Adjustments
A. Adjustments to setbacks. Required setbacks may be reduced or increased up to 20 percent provided
the change will result in one or more of the following:
1. Enhancements to the pedestrian environment along the proposed development’s street frontage,
including but not limited to the following:
a. Plaza development,
b. Tree preservation,
c Pedestrian amenities in the public right-of-way, or
d. Pedestrian-oriented building facade design elements; or
2. The preservation of natural features for public use or benefit.
B. Adjustments to parking. Minimum off-street parking space requirements may be waived or reduced
when one or more of the following are met:
1. The proposed use is permanent in nature and has a clear public benefit (for example, affordable or
senior housing);
2. The proposed waiver or reduction will result in the preservation of existing natural features on the
site for public use or benefit.
C. Adjustments for private or shared outdoor area. Private outdoor area and shared outdoor recreation
areas requirements may be waived or reduced when one or more of the following are met:
1. The proposed use is permanent in nature and has a clear public benefit (for example, affordable or
senior housing); or
2. The total square footage of private outdoor areas and shared outdoor recreation areas equals or
exceeds the combined standard for both.
D. Adjustments to density and height. Qualified affordable housing developments are eligible for both
density and height bonuses.
1. Definitions. For the purposes of this section, “affordable” means either:
a. Housing for rent where the rent and utility costs constitute no more than 30 percent of the
gross annual household income for a family at 60 percent of the area median income, based
Tigard Downtown Plan District 18.650-19 Code Update: 12/18
on the most recent Housing and Urban Development (HUD) income limits for the Portland-
Vancouver Metropolitan Statistical Area (MSA); or
b. Housing for sale where the mortgage, amortized interest, taxes, insurance, and condominium
or association fees, if any, constitute no more than 30 percent of the gross annual household
income for a family at 80 percent of the area median income, based on the most recent HUD
incomes limits for the Portland-Vancouver MSA.
2. Approval Criteria. To qualify for a density or height bonus, a development must meet the
following:
a. The development meets the threshold for the requested bonus:
i. A height bonus of an additional 20 ft over the maximum height is allowed for any
development where a minimum of 20 percent of the units are affordable.
ii. A density bonus is allowed for any development based on the criteria in Table 18.650.2.
b. The approval has been conditioned on the recording of deed restriction that prohibits the sale
or rental of any affordable unit used to meet the standard of Paragraph 18.650.100.E.3, except
as housing that meets that standard, for the life of the development.
Table 18.650.2
Density Bonuses
Affordable Units Based on Maximum Density Density Bonus
5% 5%
10% 10%
20% 20%
30% 30%
40% 40%
50% 50%
(Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2)
Tigard Downtown Plan District 18.650-20 Code Update: 12/18
Map 18.650.A: Tigard Downtown Plan District Boundaries
Tigard Downtown Plan District 18.650-21 Code Update: 12/18
Map 18.650.B: Tigard Downtown Plan District Sub-Areas
(Ord. 18-23 §2; Ord. 17-22 §2) ■
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OMNIBUS AMENDMENTS
Chapter 18.20
ADMINISTRATION AND ENFORCEMENT
18.20.040 Timeliness of Regulations
G. Expiration of approvals.
3. The following approvals are exempt from expiration:
g. Nonconforming Use Determinations, and
h. Zoning Map Amendments., and
i. Final Plats.
Chapter 18.30
DEFINITIONS
18.30.010 List of Terms
L. “L” definitions.
7. Lot-related definitions:
d. “Flag lot” - A lot with less than 25 feet or less of frontage and two distinct parts: the flag, which
is the only area to accommodate a structure and is located behind a frontage lot; and the pole,
which connects the flag to the street and provides the only access and street frontage for the
lot. A flag lot may only be created through a lot line adjustment, lot consolidation, or partition
process.
h. “Lot averaging” - A technique that allows one or more lots in a subdivision to be undersized
provided that the average lot size of all lots in the subdivision is not less than that required for
the proposed housing typesby the applicable base zone.
M. “M” definitions.
8. “Mobile home subdivision” - A subdivision designed and approved for sale of lots for residential
occupancy in mobile homes only.
P. “P” definitions.
4. “Partition” - Division of a unit of land into two or three lots or tracts within a calendar year when
such area of land exists as a unit or contiguous units of land under common ownership at the
beginning of such year. Partitioning land does not include:
S. “S” definitions.
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9. “Subdivision” - Division of a unit of land into four or more units of land within a calendar year
when such unit of land exists as a unit or contiguous units of land under a common ownership at
the beginning of such year. The term “subdivision” also applies to an area of land that has been
subdivided.
Chapter 18.40
MEASUREMENTS
18.40.060 Lot Width, Lot Frontage, and Segmented Lot Lines
C. Segmented lot lines include one or more lateral changes in direction. A lateral change is measured by
drawing a hypothetical straight line between opposing lot corners and measuring the horizontal distance
between the hypothetical straight line and the furthest extent of the actual lot line perpendicular from
the hypothetical straight line. Cumulative lateral changes are measured by repeating this process for
each lateral change in direction and summing all the distances as shown in the figure below. In the case
of flag lots, the pole portion of the lot is not included in the measurement of cumulative lateral
changes; cumulative lateral changes are measured only between the opposing corners of the flag
portion of the lot.
18.40.100 Floor Area
The total floor area of a building or structure is the sum of the floor area of all habitable stories in the
building. The floor area of a story of a building or structure is measured from the outside of exterior walls,
and includes all stairwells, ramps, shafts, chases, and the area devoted to garages and structured parking.
18.40.120 Detached Accessory Dwelling Units
A. The square footage of a garage attached to a detached accessory dwelling unit is included in the
square footage for the accessory dwelling unit, except that Iif an accessory dwelling unit is located
above an existing detached accessory structure, such as a garage, the floor area of the portion of the
building utilized as an accessory structure is not included in the calculation of square footage for the
accessory dwelling unit. In this situation, tThe square footage limits for accessory structures and for
accessory dwelling units remain in effect.
18.40.130 Residential Density
A. Calculating maximum number of residential units for apartment, rowhouse, and single detached house
development. To calculate the maximum number of residential units per net acre, divide the number of
square feet in the net development area by the minimum number of square feet required for each lot or
dwelling unit in the applicable base zone.
Chapter 18.220
ACCESSORY DWELLING UNITS
18.220.030 Approval Process
Applications for accessory dwelling units are processed through a Type I site development review
procedure, as provided in Chapter 18.780, Site Development ReviewSection 18.710.050, using the
standards in Section 18.220.040 as approval criteria.
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18.220.040 Standards
B. Size.
2. The square footage of each attached accessory dwelling units may not exceed the square footage
of the primary unit.
D. Setbacks. Accessory dwelling units must meet the setback standards for a single detached house in the
base zone, with the exception that a detached accessory dwelling unit may be located within 5 feet of
the rear property line if the accessory dwelling unit is 15 feet or lessless than 15 feet in height.
E. Entrances. Only one attached accessory dwelling unit may have an entrance on the facade facing the
front property linea street-facing facade. The entrance to a second attached accessory dwelling unit
must be oriented to a side, street side, or rear lot line.
H. Accessory dwelling units in accessory structures. Accessory dwelling units may be added to existing
accessory structures such as garages, subject to the maximum square footage and height restrictions for
each, as measured using the method provided in Section 18.40.130.
Chapter 18.230
APARTMENTS
18.230.030 Approval Process
Applications for apartment development are processed through a Type I or II site development review
procedure as provided in Chapter 18.780, Site Development ReviewSection 18.710.050 or Section
18.710.060 respectively, using approval criteria in Section 18.780.050.
18.230.040 Development Standards
F. Vehicle and bicycle parking.
1. The applicable provisions and standards of Sections 18.410.010 through 18.410.0650 apply to
apartment developments.
2. The standards in Sections 18.410.0760 through 18.410.090 do not apply to apartment
developments.
18.230.050 Design Standards
B. Windows.
1. All building facades that face a public or private street or outdoor common open space, except
accessory structure facades, must include a minimum of 15 percent window area on the entirety of
all facades that face a public or private street or outdoor common open space.
2. The minimum window area standard does not apply to stories with sloped roofs or dormers.
C. Facade design.
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1. All building facades that face a public or private street or outdoor common open space, except
accessory structure facades, must include at least 2 differenta minimum number of architectural
features from the list provided in subparagraphs a through jbelow on the entirety of all facades
that face a public or private street or outdoor common open space. A building with less than 20
units must include at least 2 different architectural features. An additional 2 different architectural
features per facade are required on all buildings with 20 or more dwelling units must include at
least 4 different architectural features. Different features may be used on different facades of the
same building. Buildings that do not include dwelling units are exempt from providing
architectural features on facades that face common open areas, but most provide at least 2
different architectural features on all street-facing facades.
Chapter 18.240
COTTAGE CLUSTERS
18.240.030 Approval Process
Applications for cottage cluster development are processed through a Type I site development review
procedure as provided in Chapter 18.780, Site Development ReviewSection 18.710.050, using the
standards of Section 18.780.050 as approval criteria.
Chapter 18.250
COURTYARD UNITS
18.250.030 Approval Process
Applications for courtyard unit development are processed through a Type I site development review
procedure as provided in Chapter 18.780, Site Development ReviewSection 18.710.050, using the
standards of Section 18.780.050 as approval criteria.
18.250.070 Accessory Structures
C. Accessory structures must not cause the lot to exceed the maximum lot coverage allowed in the base
zone.
CD. Accessory structures may be located within the side or rear setback provided they are a minimum
of 5 feet from the side and rear property lines. (Ord. 18-23 §2) ■
Chapter 18.260
MOBILE HOME PARKS
Sections:
18.260.010 Purpose
18.260.020 Applicability
18.260.030 Approval Process
18.260.020 Mobile Home Subdivision Standards
18.260.0430 Mobile Home Park Standards
18.260.020 Applicability
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The approval process and standards of this chapter apply to mobile home park development wherever
this housing type is allowed as provided in the use and housing type tables in Chapter 18.110, Residential
Zones and Chapter 18.120, Commercial Zones. Additional standards apply in the River Terrace Plan
District, as provided in Chapter 18.640, River Terrace Plan District.
18.260.020 Mobile Home Subdivision Standards
A mobile home subdivision must:
A. Comply with all applicable state standards and other city standards for subdivisions as provided in
Chapter 18.830, Subdivisions;
B. Satisfy all the provisions of this chapter; and
C. Be limited to mobile home housing types. All other types of residential units are prohibited.
18.260.030 Approval Process
Applications for mobile home park development are processed through a Type I site development
review procedure as provided in Chapter 18.780, Site Development Review or a conditional use
procedure as provided in Chapter 18.740, Conditional Uses.
18.260.0430 Mobile Home Park Standards
A. Required reviews. The design of the proposed mobile home park must be submitted to the city for
review in compliance with Chapter 18.780, Site Development Review, and Chapter 18.740,
Conditional Uses, if applicable.
B. Compliance with state standards. The design for the mobile home park must comply with applicable
state standards established by the State of Oregon, Department of Commerce mobile home park
standards.
AC. Minimum development standards. The mMobile home park development must meet the following
minimum standards:
BD. Other standards.
6. Each mobile home placed in a mobile home park or subdivision must be inspected by the building
official and meet the following standards:
a. Each mobile home must comply with all applicable state and federal regulations A state
insignia indicating compliance with Oregon State Mobile Home Construction Standards in
effect at the time of manufacture and including compliance for reconstruction of equipment
installation made after manufacture must be displayed on each mobile home;
b. Each mobile home must be in good repair, notwithstanding deterioration that may have
occurred due to misuse, neglect, accident, or other cause;
c. Each mobile home must contain a water closet, lavatory, shower or tub, and a sink in a
kitchen or other food preparation space.; and
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d. Each mobile home must be installed under the provisions of the administrative rules adopted
by the director of commerce and administered by the state building code division.
9. Each mobile home in a mobile home park or subdivision must have a continuous perimeter
skirting installed in compliance with state regulations, which must be of the same material and
finish as the exterior of the mobile home.
Chapter 18.270
QUADS
18.270.030 Approval Process
Applications for quad development are processed through a Type I site development review procedure as
provided in Chapter 18.780, Site Development ReviewSection 18.710.050, using the standards of Section
18.780.050 as approval criteria.
Chapter 18.280
ROWHOUSES
18.280.030 Approval Process
Applications for rowhouse development are processed through a Type I or Type II site development review
procedure as provided in Chapter 18.780, Site Development ReviewSections 18.710.050 or 18.710.060,
using the standards of Section 18.780.050 as approval criteria.
Chapter 18.290
SINGLE DETACHED HOUSES
18.290.030 Development Standards
Development standards for single detached houses are provided in Table 18.290.1.
Table 18.290.1
Development Standards for Single Detached Houses
Standard R-1 R-2 R-3.5 R-4.5 R-7 R-12
and
R-25 [1]
MUC-1
Minimum Lot Size 30,000
sq ft
20,000
sq ft
10,000
sq ft
7,500
sq ft
5,000
sq ft
3,050
sq ft 0 sq ft
Minimum Lot Width 100 ft 100 ft 65 ft 50 ft 50 ft 0 ft 0 ft
Minimum Setbacks
- Front 30 ft 30 ft 20 ft 20 ft 15 ft 15 ft 0 ft [21]
- Street side 20 ft 20 ft 20 ft 15 ft 10 ft 10 ft 0 ft [21]
- Side 5 ft 5 ft 5 ft 5 ft 5 ft 5 ft 0 ft
- Rear 25 ft 25 ft 15 ft 15 ft 15 ft 15 ft 0 ft
- Garage [32] 20 ft 20 ft 20 ft 20 ft 20 ft 20 ft 20 ft
Maximum Height 30 ft 30 ft 30 ft 30 ft 35 ft 35 ft 70 ft
Maximum Lot Coverage None None None None 80% 80% 90%
Minimum Landscape Area [43] None None None None 20% 20% 10%
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Minimum Density 80% of maximum density 25 units
per acre
Maximum Density Calculated using the method provided in 18.40.140 50 units
per acre
Minimum Parking 1 off-street vehicle parking space per house [54]
[1] Development standards for single detached houses and allowed accessory uses in the R-25 zone apply
only to lots with existing nonconforming development. New construction of single detached houses
is not allowed except as provided in Chapter 18.50, Nonconforming Circumstances.
[21] The maximum front and street side setback is 20 feet.
[32] The minimum garage setback applies to garages and carports. The minimum setback may be
reduced to 0 feet where vehicle access is taken from an alley.
[43] The minimum landscape area must be planted to the L-1 standard. Landscaping standards are
provided in Chapter 18.420, Landscaping and Screening. Single detached house development is exempt
from the general provisions of Section 18.420.030.
[54] The minimum parking standard may be met with an on-street parking credit. On-street parking
credit standards are provided in Section 18.410.090.
18.290.040 Design Standards
C. Attached garages and carports. The purpose of these standards is to prevent garages and carports
from obscuring or dominating the street-facing facade of residential buildings. An illustration of
garage door width is shown in Figure 18.290.1640.6. An attached garage or carport must meet the
following standards, except for garages or carports on flag lots or where vehicle access is taken from
an alley.
1. A garage door or carport entrance designed for vehicle access may notmust be closerthe same
distance or a greater distance from to the street property line as the widest street-facing wall than
a facade that encloses living area along the same street frontage, except as follows:
a. A garage door or carport entrance may extend up to 5 feet in front of a facade that encloses
living areathe widest street-facing wall if there is a covered front porch with no horizontal
dimension less than 5 feet and the garage door or carport entrance does not extend beyond the
rooffront of the porch, excluding gutters.
b. A garage door or carport entrance may extend up to 5 feet in front of a facade that encloses
living area ifthe widest street-facing wall where there is a second story above the garage that
includes garage or carport is part of a 2-story building and there is a street-facing window on
the second story above the garage or carport that faces the street with a minimum area of 12
square feet and a horizontal offset of no more than two feet from the plane of the garage
door.
Chapter 18.320
COMMERCIAL ZONE DEVELOPMENT STANDARDS
18.320.030 Approval Process
Applications for nonresidential development in commercial zones are processed through a Type II site
development review procedure as provided in Chapter 18.780, Site Development ReviewSection
18.710.060, using approval criteria in Section 18.780.050, except that applications forwhere a conditional
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uses are processed as provided in Chapter 18.740, Conditional Uses and applications for or planned
development application are processed as provided in Chapter 18.770, Planned Developmentsis required
or proposed.
Chapter 18.330
INDUSTRIAL ZONE DEVELOPMENT STANDARDS
18.330.030 Approval Process
Applications for nonresidential development in industrial zones are processed through a Type II site
development review procedure as provided in Chapter 18.780, Site Development ReviewSection
18.710.060, using approval criteria in Section 18.780.050, except that applications forwhere a conditional
uses are processed as provided in Chapter 18.740, Conditional Uses and applications for or planned
development are processed as provided in Chapter 18.770, Planned Developmentsapplication is required
or proposed.
18.330.040 Development Standards
E. Pedestrian access.
1. Paths must provide safe and convenient pedestrian access from public sidewalks abutting the
site to all required building entrances on the site. A minimum of 1 path is required for every 200
linear feet of street frontage.
2. Paths must provide safe and convenient pedestrian access within the site between all buildings,
uses, and areas designed for use by pedestrians. Paths within parking areas or along drive aisles
are subject to additional standards in Subsection 18.410.040.B.
3. Paths must extend to the perimeter property line to provide access to existing or planned
pedestrian facilities on adjacent properties, such as trails or public access easements, where
practicable.
4. Paths must be constructed with a hard surface material and have a minimum unobstructed width
of 5 feet.
Chapter 18.410
OFF-STREET PARKING AND LOADING
18.410.050 Bicycle Parking Design Standards
C. Quantity. The total number of required bicycle parking spaces for each use is provided in Table
18.410.3. If the minimum bicycle parking requirementspaces as calculated in Table 18.410.3 is less
than two spaces, then the minimum number of spaces is two. Single detached houses, accessory
dwelling units, cottage clusters, courtyard units, quads, and rowhouses are exempt from minimum
bicycle parkingthis standards.
Chapter 18.420
LANDSCAPING AND SCREENING
18.420.040 Landscaping Standards
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A. Landscaping standards are provided in Table 18.420.1. Landscaping standards must be met as required
by the applicable development standards chapter in 18.200 Residential Development Standards or
18.300 Nonresidential Development Standards.
B. Landscaping or other areas used to meet the minimum landscape area standard must be provided on the
development site and may be met by any combination of the following:
1. Landscaping, including parking lot landscaping, that meets the L-1 or L-2 landscaping standard;
2. Landscaping that meets the S-2, S-3, or S-4 screening standard as provided in Table 18.420.2 where
required by the applicable development standards chapter; or
3. Any required above-ground vegetated stormwater facility; or
43. Other areas as specified by the applicable development standards chapter.
Chapter 18.435
SIGNS
18.435.015 Definitions
14. “Electrical sign” - Any sign utilizing electrical wiring.
145. “Electronic information sign” - A sign with lighted changeable copy or message that changes
at set intervals, each lasting more than two seconds, by electronic process or remote control. This
type of sign is also known as an automatic changeable copy sign or electronic variable message
center. An electronic information sign is not a reader-board sign or a rotating, revolving or moving
sign.
156. “Entryway sign” - A sign placed by or on behalf of the city at an entry to the city.
16. “Flag” - A sign made of nonrigid material with no rigid internal or enclosing, attached to a pole
along a single straight side of the sign such that the sign remains unattached along the
remaining sides and can move in the wind. Flags are not considered rotating, revolving, or
moving signs for the purposes of this chapter.
18.435.060 Permit Exempt Signs
A. Exemptions from permit requirements. The following signs and operations do not require a sign permit
but must comply with all other applicable regulations of this chapter and Subsection 18.435.060.B:
1. Lawn and A-frame signs in residential zones, with the following restrictions:
a. Multiple lawn and A-frame signs are allowed per premises and must be spaced at least 50 feet
apart.
8. Flags in nonresidential zones up to a maximum area of 40 square feet per flag, and 120 square
feet per site, displayed from permanently located freestanding or wall-mounted flagpoles that are
designed to allow the flags to be raised and lowered;
9. Flags in residential zones with a maximum area of 15 square feet per site, displayed from
temporary freestanding or wall-mounted flagpoles;
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109. Sign repair, maintenance, or change of copy or message that does not involve a change of sign
size, height, type, or location;
1110. Signs affected by stipulated judgments to which the city is a party that is entered by courts of
competent jurisdiction; and
1211. Banner signs in the right-of-way in the MU-CBD zone, with the following restrictions:
a The maximum sign area is 140 square feet per sign face, and
b. The maximum length of display is 60 continuous days.
B. Requirements for exempted signs. All signs exempted from sign permits in Subsection 18.435.060.A
must be placed on private property, and only with the consent of the property owner, except where
expressly allowed on utility poles or in the public right-of-way. meet the following requirements:
1. Signs must be placed on private property, and only with the consent of the property owner, except
where expressly allowed on utility poles or in the public right-of-way; and
2. Multiple signs are allowed per premises and must be spaced at least 50 feet apart in residential
zones and 30 feet apart in all other base zones.
18.435.070 Prohibited Signs
F. Revolving, rotating, or moving signs. Revolving, rotating, or moving signs are prohibited, except for
flags allowed by Paragraph 18.435.060.A.6 or temporary banners or balloons allowed by Section
18.435.100.
H. Right-of-way signs. Signs in the public right-of-way in whole or in part are prohibited, except for signs
legally erected for informational purposes by or on behalf of a government agency, bench signs allowed
by Subsection 18.435.090.B, awning signs allowed by Subsection 18.435.090.E, temporary banners
allowed by Paragraph 18.435.060.A.1211, or signs allowed by Subparagraph 18.435.130.G.1.c in the
TMU and MU-CBD zones. Any sign that projects into or is located in City of Tigard right-of-way is
subject to approval by the City Engineer. Signs may not project into or be located in Oregon Department
of Transportation right-of-way.
Chapter 18.440
TEMPORARY USES
18.440.020 Applicability
C. Temporary uses allowed. The following temporary uses are allowed without a temporary use permit:
5. Seasonal and special events located entirely within the PR zone or public right-of-way, provided
the use in the PR zone has been approved by the Public Works Director or designee, and the use
in the public right-of-way has been approved by the Police Chief or designee.
Chapter 18.640
RIVER TERRACE PLAN DISTRICT
18.640.060 River Terrace Boulevard Development Standards
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Table 18.640.1
Reduced Minimum Lot Size and Width for Residential Lots
Abutting River Terrace Boulevard
Base Zone Minimum Lot Size Minimum Lot Width
R-4.5 Zone
Single detached house lots 4,500 sf 40 ft
R-7 Zone
Single detached house lots 3,500 sf 35 ft
Rowhouse lots 2,500 sf [1] 25 ft
R-12 Zone
Apartment lots 2,000 sf [1] NA
Single detached house and rowhouse lots 2,500 sf [1] NA
[1] Minimum lot area per dwelling unit for apartment and rowhouse developments
E. Design standards for single detached houses and rowhouses. The following design standards apply to
single detached houses and rowhouses where the applicant chooses to provide them under
Subparagraph 18.640.070.C.2.e or where required by Subsection 18.640.060.A. The design standards
in Chapter 18.290, Single Detached Houses, and Chapter 18.280, Rowhouses, apply in all other
situations.
These standards are intended to promote architectural detail, human-scale design, street visibility, and
privacy of adjacent properties, while affording flexibility to use a variety of architectural styles. The
graphics provided are intended to illustrate how development could comply with these standards and
should not be interpreted as requiring a specific architectural style. An architectural feature may be
used to comply with more than one standard.
3. Entrances. At least one entrance must meet both of the following standards. An illustration of
entrances is shown in Figure 18.640.4. The entrance must be:
a. Set back no further than 8 feet beyond the widest street-facing wall of the building that encloses
living area; and
5. Garages and carports. These standards are intended to prevent garages and carports from obscuring
or dominating the street-facing facade of residential buildings. An illustration of garage door width
is shown in Figure 18.640.6.
a. Garage and carport setback. A garage door or carport entrance designed for vehicle access must
be set back a minimum of 20 feet from the street property line. Where vehicle access is taken
from a private street or alley, this setback may be reduced to 0 feet where proper clearances for
turning and backing movements are provided. A garage door or carport entrance designed for
vehicle access may notmust be closer tothe same distance or a greater distance from the street
property line than a facadeas the widest street-facing wall of the building that encloses living
area, except as follows:
i. A garage or carport may extend up to 5 feet in front of a facade that encloses living areathe
widest street-facing wall if there is a covered front porch with no horizontal dimension
less than 5 feet, and the garage door or carport entrance does not extend beyond the
rooffront of the porch, excluding gutters.
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ii. A garage door or carport entrance may extend up to 5 feet in front of a facade that encloses
living area ifthe widest street-facing wall where there garage is part of a second 2-story
above the garage that includes a street-facingbuilding and there is a window on the second
story above the garage that faces the street with a minimum area of 12 square feet and a
horizontal offset of no more than two feet from the plane of the garage door.
Chapter 18.660
TIGARD TRIANGLE PLAN DISTRICT
18.660.070 Site Design Standards
Table 18.660.5
Minimum Number of Public Bicycle Parking Spaces
Proposed Development Minimum Number of Spaces
Residential development that is not mixed-use and
has more than 4 units.
14 spaces per every 30120 linear feet of street
frontage or any portion thereof
Non-residential and mixed-use developments. 16 spaces per every 60120 linear feet of street
frontage or any portion thereof
18.660.040 Review Process
C. Land use review. Whether required by this title or initiated by the applicant, land use review precedes
development review. Land use review is the process whereby the applicant submits any required or
applicant-initiated land use applications to the city for review against all applicable approval criteria
and standards. The provisions of Chapter 18.770, Planned Developments, do not apply to properties in
the TMU zone.
4. Adjustment application. An adjustment application is processed through a Type II procedure as
provided in Section 18.710.060.
b. An adjustment application will be approved when all of the following approval criteria have
been met for each requested adjustment:
iii. If proposed adjustment is needed to address development constraints associated with the
proposed development site, and the applicant has adequately explained the need and
rationale for the proposed adjustment. Development constraints include, but are not limited
to, the following:
Lot size, shape, or topography
Multiple street frontages
Protected natural resources
18.640.070 Planned Developments
The requirements of Chapter 18.770, Planned Developments, apply to all planned developments in River
Terrace, except as modified below.
E. Design standards for single detached houses and rowhouses. The following design standards apply to
single detached houses and rowhouses where the applicant chooses to provide them under
Subparagraph 18.640.070.C.2.e or where required by Subsection 18.640.060.A. The design standards
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in Chapter 18.290, Single Detached Houses, and Chapter 18.280, Rowhouses, apply in all other
situations.
These standards are intended to promote architectural detail, human-scale design, street visibility, and
privacy of adjacent properties, while affording flexibility to use a variety of architectural styles. The
graphics provided are intended to illustrate how development could comply with these standards and
should not be interpreted as requiring a specific architectural style. An architectural feature may be
used to comply with more than one standard.
5. Garages and carports. The purpose of These standards are intended to prevent garages and carports
from obscuring or dominating the street-facing facade of residential buildings. An illustration of
garage door width is shown in Figure 18.640.6.
Chapter 18.670
WASHINGTON SQUARE REGIONAL CENTER PLAN DISTRICT
18.670.090 Signs
Signs. In addition to the requirements of Chapter 18.435, Signs, the following standards must be met:
A. Residential-only developments within the MUC, MUE, and MUR zones must meet the sign
requirements for residentialthe R-40 zones as provided in Subsection 18.435.130.A; nonresidential
developments within the MUC zone must meet the sign requirements for the C-Gcommercial zones as
provided in Subsection 18.435.130.B; nonresidential development within the MUE zones must meet
the sign requirements of the C-P zone as provided in Subsection 18.435.130.C; and nonresidential
development within the MUR zones must meet the sign requirements of the C-N zone as provided in
Subsection 18.435.130.D. Sign area increases are prohibited.
Chapter 18.710
LAND USE REVIEW PROCEDURES
18.710.020 Summary of Land Use Applications
Table 18.710.1
Summary of Land Use Applications
Abbreviation Land Use Application Type Applicable
Section Review Type
ADU Accessory Dwelling Unit 18.220 I
MIS Adequate Public Facilities Exception
(inside River Terrace) 18.640 II
ADJ
Adjustment
- Inside River Terrace Plan District
- Inside Downtown Tigard Plan District
- Inside TMU zone
- Citywide
18.640
18.650
18.660
18.715
II
ZCA Annexation 18.720 III-Modified,
Legislative
(N/A) Appeal 18.710 III-various
CPA Comprehensive Plan Map Amendment 18.790 III-Modified,
Legislative
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Table 18.710.1
Summary of Land Use Applications
Abbreviation Land Use Application Type Applicable
Section Review Type
CPA Comprehensive Plan Text Amendment 18.790 Legislative
CUP Conditional Use 18.740 III-HO
DCA Development Code Text Amendment 18.790 Legislative
DIR Director Determination 18.730 I
DDR Downtown DevelopmentDesign Review 18.650 I, II, III-DR
(N/A) Extension 18.745 I, II
MIS Historic Resource Designation or Alteration 18.750 II, III-PC
HOP Home Occupation Permit 18.760 I, II
MLP Land Partition 18.820 II
LLA Lot Line Adjustment or Lot Consolidation 18.810 I
MAR Marijuana Facility Permit 18.430 I
MMD
Modification
- Minor
- Major
18.765
I, II
II
PDR Planned Development 18.770 II, III-PC
SLR Sensitive Lands Review 18.510 I, II, III-HO
SGN Sign Permit 18.435 I
SDR Site Development Review 18.780 I, II
SUB Subdivision 18.830 II
TUP Temporary Use Permit 18.440 I
MIS Transportation Mitigation (inside TMU zone) 18.660 II
UFR Urban Forestry Plan Modification or
Discretionary Review 18.420 I, III-HO,
III-PC
ZON
Zoning Map Amendment
- Quasi-Judicial (site specific)
- Legislative (citywide)
18.790
III-PC,
III-Modified,
Legislative
18.710.030 General Provisions
A. Pre-application conferences. A pre-application conference is required for all Type II and Type III
applications, except for Home Occupations, Extensions, and Complex Tree Removals. The Director
may waive the requirement for a pre-application conference. Legislative actionsapplications are
exempt from a pre-application conference.
1. To request a pre-application conference, a prospective applicantthe person considering filing an
application must submit a pre-application request form, a brief description of the proposed uses, a
vicinity map, and a site plan.
2. When a pre-application conference is required, the prospective applicantperson must meet with the
city for the purpose of identifying policies and regulations that relate to the proposed development,
providing technical data and assistance that will aid the applicantperson, and identifying other
opportunities or constraints that relate to the proposed development.
5. The prospective applicantperson has one year from the date of the pre-application conference to
submit a land use application for the proposed development.
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B. Neighborhood meetings. A prospective applicantperson considering filing an application must hold a
neighborhood meeting prior to filing the following applications: comprehensive plan map amendment
(quasi-judicial), conditional use, major modifications, planned development review, sensitive lands
review, site development review (Type II), subdivision, and zoning map amendment (quasi-judicial).
3. The prospective applicantperson must provide a written and posted notice for the meeting.
c. The prospective applicantperson must complete an affidavit of mailing and posting of the
notice.
4. At the meeting, the prospective applicantperson must:
18.710.040 Types of Reviews
B. Review types defined. There are four review procedure types: Type I, Type II, Type III, and Legislative.
Table 18.710.1 contains the city’s land use application types and associated review types. The review
types are defined as follows:
3. Type III procedures apply to land use applications that are governed by approval criteria that require
the exercise of discretion and judgment and about which there may be broad public interest. Type
III applications are decided by the Hearings Officer (Type III-HO), or the Planning Commission
(Type III-PC), or Design Review Board (Type III-DR) with appeals to the City Council. Type III-
Modified are decided by the City Council with a recommendation from the Planning Commission.
Table 18.710.2
Review Types and City Appeal Authorities
Review Type Approval Authority Appeal Authority
Type I Community Development Director None/Land Use Board of Appeals
Type II Community Development Director Hearings Officer
Type III-HO Hearings Officer City Council
Type III-PC Planning Commission City Council
Type III-DR Design Review Board City Council
Type III-Modified City Council, with initial hearing and
recommendation by Planning Commission
None/Land Use Board of Appeals
Legislative City Council, with initial hearing and
recommendation by Planning Commission
None/Land Use Board of Appeals
18.710.060 Type II Procedure
C. Notice of decision.
1. Within 7 days after signing the decision, a notice of decision must be mailed to: Notice of decision
must be mailed to the applicant and to all parties of record within 7 days after the decision is
signed by the approval authority.
a. The applicant and all owners or contract purchasers of record of the proposed development
site;
b. All owners of record within 500 feet of the proposed development site;
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c. Any person or group who submitted written comments during the comment period;
d. Any person or group who requested to be notified of the decision;
e. Any city-recognized neighborhood group or community organization whose boundaries
include the proposed development site; and
f. Any governmental agency that is entitled to notice.
18.710.080 Type III-Modified Procedure
All applications subject to the Type III-Modified review will follow the procedures provided in Section
18.710.070, except that the approval authority may remand the decision to the recommending body.
Chapter 18.760
HOME OCCUPATIONS
Sections:
18.760.010 Purpose
18.760.020 Applicability
18.760.030 Approval Process
18.760.040 General Provisions
18.760.0540 Approval Standards
18.760.0650 Conditions of Approval
18.760.0760 Revocation of Home Occupation Permits
18.760.0870 Nonconforming Home OccupationsUses
18.760.020 Applicability
B. Exemptions. The following activities and uses are exempt from the provisions of this chapter:
3. Home day care uses;
4. Hobbies that do not result in payment to those engaged in such activity; and
54. LegalProven nonconforming home occupations as provided in Section 18.760.070.
18.760.040 General ProvisionsApproval Standards
A. General. All home occupations except legal nonconforming home occupations must comply with all of
the following in addition to the standards for Type I and Type II home occupations provided in Section
18.760.050Subsections 18.760.040.B and C.
A1. Home occupations may be undertaken only by a principal occupant of a dwelling unit.
B2. Deliveries to the residence by suppliers are limited to 3 per week.
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C3. The home occupation must comply with all provisions of Title 6 of the Tigard Municipal Codemay
not generate any offensive noise, vibration, smoke, dust, odors, heat, or glare noticeable at or beyond
the property line.
D4. The home occupation must be operated entirely within the dwelling unit or a conforming accessory
structure. The maximum square footage used for the home occupation and associated storage of
materials and products is 25 percent of the combined residence and accessory structure floor area or
528 feet, whichever is smaller. All indoor storage of materials or products must meet the provisions of
the building, fire, health, and housing codes.
E5. A home occupation may not necessitate a change in the state building code use classification of a
dwelling unit. Any accessory building that is used must meet building code requirements.
F6. A dwelling unit may have more than one home occupation, provided that the combined floor space
used for the home occupations does not exceed the square footage limitation imposed in Paragraph
18.760.040.A.4. Each home occupation must apply for a separate home occupation permit, if required
by this chapter.
G7. The following activities are prohibited as part of a home occupation:
1a. Storage or distribution of toxic, or flammable, or explosive materials, and
2b. Spray painting or spray finishing operations that involve toxic or flammable materials that in the
judgment of the fire marshal pose a dangerous risk to the residence, its occupants, or surrounding
properties.
H8. Additional parking is not required for home occupations.
I9. The following activitiesuses are not allowed as home occupations:
1a. Motor vehicleAuto-body repair and painting;
2b. Ongoing mMechanical repair conducted outside of an entirely-enclosed building;
3c. Junk and salvage operations; and
4d. Storage or sale of fireworks.
J10. Exterior storage of commercial vehicles, as defined in the Oregon Vehicle Code, is prohibited,
except that 1 commercially licensed vehicle of not more than 0.75 ton gross vehicle weight (GVW)
may be parked outside of a structure.
18.760.050 Approval Standards
AB. Type I home occupations. Type I home occupations must comply with the following:
BC. Type II home occupations. Type II home occupations must comply with the following:
18.760.0650 Conditions of Approval
18.760.0760 Revocation of Home Occupation Permits
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18.760.0870 Nonconforming Home OccupationsUses
Chapter 18.810
LOT LINE ADJUSTMENTS AND CONSOLIDATIONS
18.810.030 Approval Criteria
A. Approval criteria. The approval authority will approve or approve with conditions an application for a
lot line adjustment or lot consolidation when all of the following are met:
3. The proposed lots comply with the following:
a. All lots created for housing meet the density requirements for the housing type proposed.
e. Each lot is rectilinear in shape with straight side lot lines at right angles to front lot lines, and
straight rear lot lines parallel to front lot lines, except where not practicable due to location
along a street radius or because of an existing natural feature or lot shape. Side and rear lot
lines must be straight where practicable. Side and rear lot lines that are segmented may not
contain cumulative lateral changes in direction that exceed 10 percent of the distance between
opposing lot corners, as measured using the process of Subsection 18.40.060.C.
h. Lots created using the density and dimensional standards for cottage cluster, courtyard unit,
quad, and rowhouse development must record a deed restriction that prohibits any type of
development other than the type proposed with the lot line adjustment or consolidation
application. This deed restriction cannot be removed except through another land division or
lot line adjustment process.
4. With regard to flag lots:
b. A sight-obscuring fence must be provided along the property line of a lot of record where the
paved access is located within 10 feet of an abutting lot.
Chapter 18.820
LAND PARTITIONS
18.820.040 Approval Criteria
D. All proposed lots comply with the following:
5. Each lot is rectilinear in shape with straight side lot lines at right angles to front lot lines, and
straight rear lot lines parallel to front lot lines, except where not practicable due to location along
a street radius or because of an existing natural feature or lot shape. Side and rear lot lines must be
straight where practicable. Side and rear lot lines that are segmented may not contain cumulative
lateral changes in direction that exceed 10 percent of the distance between opposing lot corners, as
measured using the process of Subsection 18.40.060.C.
E. With regard to flag lots:
2. A sight-obscuring fence must be provided along the property line of a lot of record where the paved
access is located within 10 feet of an abutting lot.
Chapter 18.830
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SUBDIVISIONS
18.830.040 Approval Criteria—Preliminary Plat
A. Approval criteria. The approval authority will approve or approve with conditions an application for a
preliminary plat when all of the following are met:
Chapter 18.920
ACCESS, EGRESS, AND CIRCULATION
18.920.030 General Provisions
I. Minimum access requirements for residential uses.
2. All lots must comply with the following:
c. Each lot is rectilinear in shape with straight side lot lines at right angles to front lot lines, and
straight rear lot lines parallel to front lot lines, except where not practicable due to location
along a street radius or because of an existing natural feature or lot shape. Side and rear lot
lines must be straight where practicable. Side and rear lot lines that are segmented may not
contain cumulative lateral changes in direction that exceed 10 percent of the distance between
opposing lot corners, as measured using the process of Subsection 18.40.060.C..
Table 18.920.1
Vehicular Access/Egress Requirements:
Residential Uses
Housing Type
Minimum
Driveways
Required
Minimum Access
Required Minimum Pavement Width
Single Detached Houses 1 10 ft 10 ft
Quads 1 15 ft 15 ft
Cottage Clusters 1 20 ft 20 ft
Courtyard Units 1 20 ft 20 ft
Rowhouses See Chapter 18.280, Rowhouses
Apartments, 2 units 1 10 ft 10 ft
Apartments, 3-49 units 1 30 ft
24 ft if two-way
15 ft if one-way
curbs and 5 ft walkway required
Apartments, 50+-100
units 2 30 ft 24 ft
curbs and 5 ft walkway required
J. Minimum access requirements for nonresidentialcommercial and industrial uses.
1. Vehicle access, egress, and circulation for nonresidentialcommercial and industrial uses must
comply with the standards provided in Table 18.920.2.
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Table 18.920.2
Vehicular Access/Egress Requirements:
NonresidentialCommercial and Industrial Uses
Required Parking
Spaces
Minimum Number of
Driveways Required
Minimum Access
Width Minimum Pavement
0-99 1 30 ft 24 ft curbs required
100+
2 30 ft 24 ft curbs required
1 50 ft 40 ft curbs required
Attachment 2
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OS125TH AVES C H O L L S F E R R Y R D
121ST AVE135TH AVETIEDEMANAVEWALNUT ST
S C H O L L S F E R R Y R D
WALNUT STTIEDEMANAVESCHOLLSFERRYRDWALNUT S T
W A L NUT
ST 121ST AVEW A LN U TS T
D o w n t o w n P l a n D i s t r i ct Map Amendment
C i t y o f T igard
E x i s t i n g C o m p r e h e n s i v e P lan Designations Map
ComprehensivePlan Designations
L
M
MH
CG
CN
CP
MU C
MU E
MU E-2
PI
IL
OS
L
L
OS
M
MUC
IL
M
M
L
MH
L
M
M
OS
PI
MH
M
MH
MUE-2M
CG
PI
MH
L
OS
OS
OS
M
CG
CP
OS
M
L
L
CN
M
M
MH
M
CP
CN125TH AVES C H O L L S F E R R Y R D
121ST AVEGREENB
U
R
G
RD
135TH AVETIEDEMANAVEWALNUT ST
S C H O L L S F E R R Y R D
WALNUT STTIEDEMANAVESCHOLLSFERRYRDWALNUT S T
W A L NUT
ST 121ST AVEW A LN U TS T
D o w n t o w n P l a n D i s t r i ct Map Amendment
C i t y o f T igard
P r o p o s e d C o m p r e h e n s i ve P lan Designations Map
ComprehensivePlan Designations
L
M
MH
CG
CN
CP
MUC
MUE
MUE-2
PI
IL
OS
L
M
IL
OS
IH
L
PI PI
L
IL
ILOS
CP
MH
OS
MUE
IL
IL
CN
MU-CBD IL
M
D U R H A M RDHALL
BLVDMC DO NALD ST
72NDAVEBON ITA RD
DURHA M RD 72ND AVE72
N
D
AVEHALL BLVDHALL BLVD72ND AVEB O N I TA RD
D o w n t o w n P l a n D i s t r i ct Map AmendmentCity o f T igard
E x i s t i n g C o m p r e h e n s i v e P lan Designations Map
Comprehensive PlanDesignations
L
M
MH
CN
CP
MU-CBD
MUE
PI
IL
IH
OS
L
IL
M
M
OS
IH
L
PI PI
L
IL
IL
CP
MUE
IL
IL
L
CN
ILMU-CBD IL
D U R H A M RDHALL
BLVDMC DO NALD ST
72NDAVEBON ITA RD
DURHA M RD 72ND AVE72
N
D
AVEHALL BLVDHALL BLVD72ND AVEB O N I TA RD
D o w n t o w n P l a n D i s t r i ct Map AmendmentCity o f T igard
P r o p o s e d C o m p r e h e n s i v e P lan Designations Map
Comprehensive PlanDesignations
L
M
MH
CN
CP
MU-CBD
MUE
PI
IL
IH
OS
M
L
M
L
L
L
OS
PI
PI
OS
L
OS
IL
MH
M
IL
M
OS
L
OS
OS
MH OS
OS
OS
OS
OS
IL
IL
OS
OS
CN
OS
PI
M
IL
L HALL BLVDD U R H A M RD
UPPER BOONES FERRY RDD U R H A M RD
D o w n t o w n P l a n D i s t r i ct Map Amendment
C i t y o f T igard
E x i s t i n g C o m p r e h e n s i v e P lan Designations Map
Comprehensive Plan Designations
L
M
MH
CN
PI
IL
OS
M
L
M
L
OS
L
L
PI
PI
OS
L
IL
MH
M
IL
M
OS
L
OS
OS
OS
MH OS
OS
OS
OS
OS
IL
IL
OS OS
CN
PI
M
IL
L HALL BLVDD U R H A M RD
UPPER BOONES FERRY RDD U R H A M RD
D o w n t o w n P l a n D i s t r i ct Map Amendment
C i t y o f T igard
P r o p o s e d C o m p r e h e n s i ve P lan Designations Map
Comprehensive Plan Designations
L
M
MH
CN
PI
IL
OS
Attachment 3
Zoning Map Changes
I-L
R-4.5
R-4.5 PR
MU-CBD
C-G
C-G
I-P
PR R-4.5
R-3.5
R-12
I-P
PR
MUE
R-7
I-P
R-12
R-3.5
R-12
R-12
R-7
C-P
R-7
R-12
R-12
MUE
R-7
R-25
R-4.5
R-25
R-25
I-P
PR
C-G
R-12
PR
R-12 (HR)R-4.5
PR
R-3.5
R-12
PR
PR
C-P
PR
PR
PR
PRR-25
PR
R-4.5
R-3.5
C-P
R-12
C-G (HR)
PR
R-12
PR
C-N
MU-CBD (HR)
MC DO NALD ST MAIN STGREENBURG
RD
B
U
R
N
H
A
M ST HALL BLVDWA L N U T ST
P A C IFIC H W YTIEDEMANAVEHUNZIKER RD
G A A RDE ST PACIFIC HW YMAINSTPACIFICHW YHALLBLVDPACIFIC HWYPACIFIC HWYHALL BLVDHALLBLVDWALNUT ST
P A C IFIC H W YD o w n t o w n P l a n D i s t r i ct Map Amendment
C i t y o f T igard
E x i s t i n g P l a n D i s t r i c t B o u ndary and Zoning Map
Base Zones
R-3.5
R-4.5
R-7
R-12
R-25
MU-CBD
C-G
C-N
C-P
MUE
I-P
I-L
PR
Plan Di strct Boundary
I-L
R-4.5
R-4.5 PR
MU-CBD
C-G
C-G
I-P
PR R-4.5
R-3.5
R-12
I-P
PR
MUE
R-7
I-P
R-12
R-3.5
R-12
R-7
C-P
R-7
R-12
R-12
R-12
MUE
R-7
R-25
R-25
R-25
I-P
PRR-12
C-G
MU-CBD
R-12
PR
R-4.5
R-3.5
R-12
PR
PR
C-P
PR
PR
PR
PRR-25
PR
R-4.5 C-G
R-3.5
C-P
R-12
PR
R-12
PR
C-N
MU-CBD
MC DO NALD ST MAIN STGREENBURG
RD
B
U
R
N
H
A
M ST HALL BLVDWA L N U T ST
P A C IFIC H W YTIEDEMANAVEHUNZIKER RD
G A A RDE ST PACIFIC HW YMAINSTPACIFICHW YHALLBLVDPACIFIC HWYPACIFIC HWYHALL BLVDHALLBLVDWALNUT ST
P A C IFIC H W YD o w n t o w n P l a n D i s t r i ct Map Amendment
C i t y o f T igard
P r o p o s e d P l a n D i s t r i c t B o u ndary and Zoning Map
Base Zones
R-3.5
R-4.5
R-7
R-12
R-25
MU-CBD
C-G
C-N
C-P
MUE
I-P
I-L
PR
Plan Di strct Boundary
Attachment 4
Agency Comments
1
Schuyler Warren
From:Schuyler Warren
Sent:Wednesday, May 22, 2019 10:22 AM
To:Debbaut, Anne
Subject:RE: CPA2019-00001, ZON2019-00001, DCA2019-00001: The City of Tigard
Thank you Anne,
I have added your comment to the case file, and will be sure to address Goal 10 findings in the staff report. This change
will increase housing capacity in the areas that are rezoned to the downtown plan district, which has higher minimum
and maximum density requirements than the R-4.5 zone.
Best regards,
Schuyler
-------------------------------
Schuyler Warren
Associate Planner
schuylerw@tigard-or.gov
503-718-2437
From: Debbaut, Anne <anne.debbaut@state.or.us>
Sent: Wednesday, May 22, 2019 10:06 AM
To: Schuyler Warren <SchuylerW@tigard-or.gov>
Subject: CPA2019-00001, ZON2019-00001, DCA2019-00001: The City of Tigard
Hi Schuyler, Thank you for the plan amendment notice for the city’s proposed map changes to its Comprehensive Plan Map, Zoning Map, and text changes to the Tiga
Caution! This message was sent from outside your organization. Allow sender | Block sender
Hi Schuyler,
Thank you for the plan amendment notice for the city’s proposed map changes to its Comprehensive Plan Map, Zoning
Map, and text changes to the Tigard Community Development Code related to the Downtown Tigard Plan District. This
was a big project and worthwhile for a number of reasons.
I recommend that the staff report include Goal 10 findings for the proposed changes from Residential to Community
Business District and other changes that may affect housing availability. The proposed changes to the CBD zoning likely
provide additional housing options, however, it’s important to address if and how this proposal affects the need outlined
in the city’s housing needs analysis.
Let me know if you have questions.
Best,
Anne
2
Anne Debbaut
Metro Regional Representative
Oregon Department of Land Conservation and Development
1600 SW Fourth Avenue, Suite 109 | Portland, OR 97201
Direct: 503-725-2182 | Cell: 503-804-0902 |
email.address@state.or.us | www.oregon.gov/LCD
City of Tigard Respect and Care | Do the Right Thing | Get it DoneCity of Tigard Respect and Care | Do the Right Thing | Get it Done
Planning Commission Public Hearing
June 17, 2019
Tigard Downtown Plan District
Comprehensive Map Amendment Proposal
Zoning Map Amendment Proposal
Development Code Amendment Proposal
(CPA2019-00001, ZON2019-00001, DCA 2019-00001)
City of Tigard
Introduction
Needs
•Streamline Tigard Downtown Plan District Chapter
•Reconcile Comprehensive Plan Map with Zoning
Map
•Correct zoning designation on Fanno Creek Park.
Other Issues
•Address residential “island” at Knoll Drive.
•Miscellaneous text changes.
City of Tigard
Chapter 18.650
Tigard Downtown Plan District
•Existing issues with procedures
-Nonstandard procedures
-Outcomes with no procedures
•Existing issues with structure and clarity
•Accommodations for affordable housing
-Density, height, parking allowances.
City of Tigard
Chapter 18.650
Existing Downtown Reviews
•Track 1
-Issuance of design compliance letter
No corollary in rest of code for letter procedure.
Type 1 process.
City of Tigard
Chapter 18.650
Existing Downtown Reviews
•Track 2
-Design review
Essentially a site development review.
Type II process.
City of Tigard
Chapter 18.650
Existing Downtown Reviews
•Track 3
-Discretionary design review
Essentially an adjustment, but used Type III process.
Concurrent with a design review, so additional cost.
Provided conflicting procedures / approval criteria.
Intent statements duplicated with design standards.
City of Tigard
Chapter 18.650
Existing Downtown Exceptions
•Exceptions to setbacks, parking, and open space
-No approval procedure, but granted by Director.
Essentially adjustments with own approval criteria.
City of Tigard
Chapter 18.650
Proposed Downtown Reviews
•All reviews under one process
-Downtown design review (can be Type I or II)
•Downtown adjustments
-Two kinds:
• Adjustment to design standards (Track 3)
• Adjustment to specific standards (exceptions)
City of Tigard
Chapter 18.650
Existing Clarity Issues
•Repetitive language
-Applicability is addressed in multiple sections
-Intent statements are repeated in design standards
and design objectives (Track 3)
•Lack of clear hierarchy
-Chapter does not move from general to specific
-References to standards in other chapters in
multiple places.
City of Tigard
Chapter 18.650
Existing clarity issues
•Thresholds not well-defined
-Differences between thresholds for review
sometimes indistinct.
•Some standards not clear
-References to commercial development rather than
non-residential
-Wording in some places is overly confusing
“Trim must be use to mark all building roof lines…”
City of Tigard
Chapter 18.650
Proposed Fixes
•Consolidate repetitive language
•Restructure chapter
•Revise minimal language in thresholds
•Revise minimal language in standards
City of Tigard
Chapter 18.650
Existing Structure
18.650.010 Purpose
18.650.020 Applicability
18.650.030 Approval Process
18.650.040 Pre-Existing Uses and Developments
18.650.050 Building and Site Development Standards
18.650.060 Connectivity
18.650.070 Building and Site Design Standards
18.650.080 Additional Standards
18.650.090 Special Requirements for Development Bordering Urban Plaza
18.650.100 Exceptions to Standards
18.650.110 Building and Site Design Objectives (Track 3 Only)
18.650.120 Signs
18.650.130 Off-Street Parking and Loading Requirements
City of Tigard
Chapter 18.650
Existing Structure
18.650.010 Purpose
18.650.020 Applicability
18.650.030 Approval Process
18.650.040 Pre-Existing Uses and Developments
18.650.050 Building and Site Development Standards
18.650.060 Connectivity
18.650.070 Building and Site Design Standards
18.650.080 Additional Standards
18.650.090 Special Requirements for Development Bordering Urban Plaza
18.650.100 Exceptions to Standards
18.650.110 Building and Site Design Objectives (Track 3 Only)
18.650.120 Signs
18.650.130 Off-Street Parking and Loading Requirements
City of Tigard
Chapter 18.650
Proposed Structure
18.650.010 Purpose
18.650.020 Applicability
18.650.030 Approval Process
18.650.040 Approval Criteria
18.650.050 Development Standards
18.650.060 Design Standards
18.650.070 Transportation Connectivity
18.650.080 Specific Adjustments
City of Tigard
Chapter 18.650
Proposed Bonuses
•Only for qualified affordable housing
-Must include minimum number of affordable units
-Allowed for both rental and homeownership units
-Affordability required for life of development
-Two kinds:
• Height –up to 20 additional feet
• Density –variable depending on number of
affordable units, with a maximum of 1.5 times the
standard maximum density
City of Tigard
Omnibus Changes
Non-policy Changes
•Clarify that final plats do not expire.
•Clarify how side lot lines are measure for flag lots.
•Clarify entrance standards for ADUs.
•Clarify parking, lighting, and facade standards for
apartments.
•Remove references to mobile home park
subdivisions.
•Clarify facade standards for single detached houses.
City of Tigard
Omnibus Changes
Small Policy Changes
•Codifying Director Interpretation of flag standards
•Remove requirement for pre-application
conferences for certain small Type IIs (Home
Occupations, Extensions, etc.
•Make noticing requirements for Type II and III
decisions consistent.
City of Tigard
Chapter 18.350
Res. Development Standards
•New chapter -will provide standards for
nonresidential development in residential zones.
-Needed to offer more guidance to conditional uses
-Only applies to CUPs that include buildings
-Minimal standards:
• Setbacks
• Height
• Parking
• Lighting
• Facade
City of Tigard
Comp Plan Map
Existing Discrepancies
•Disconnect between Open Space comprehensive
plan designation and Parks and Recreation zoning
City of Tigard
Comp Plan Map
Existing Comp Plan and Zoning
City of Tigard
Comp Plan Map
Proposed Comp Plan and Zoning
City of Tigard
Zoning Map
Existing Zoning –Knoll Drive
City of Tigard
Zoning Map
Proposed Zoning –Knoll Drive
City of Tigard
Zoning Map
Existing Zoning –Omara Street
City of Tigard
Zoning Map
Proposed Zoning –Omara Street
City of Tigard
Zoning Map
Existing Zoning –Katherine Street
City of Tigard
Zoning Map
Proposed Zoning –Katherine Street
City of Tigard
Thank You.
Questions?