1997-30975-Ordinance No. 97-038 Recorded 8/28/1997REVIEWED AS TO FORM I t ` V 771N, i J F 0 R M
W
:ODE REVIEW COMM. 97-30975
BEFORE THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON
r t,.
An Ordinance Amending Title 19 of the
Deschutes County Code to Add Design
Review Standards and Other Associated
Changes, with an Effective Date of
November 26, 1997.
ORDINANCE NO. 97-038
WHEREAS, the City of Bend has adopted Design Review Standards and other associated
changes to the City of Bend Zoning Ordinance, No. NS -1178; and
WHEREAS, it is the intent of the Joint Management Agreement between the County and
the City of Bend to have the Bend Urban Growth Boundary Zoning Ordinance be consistent with
the City of Bend Zoning Ordinance, No. NS -1178; now, therefore,
THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY,
OREGON, ORDAINS as follows:
Section 1. ADDING. Section 19.04.040, Definitions, is amended by the addition of new
sections as described in Exhibit "A," attached hereto and by this reference incorporated herein,
with new language underlined.
Section 2. AMENDMENT. Section 19.04.816, Definition -Principal Building, is
amended to read as described in Exhibit `B," attached hereto and incorporated herein, with new
language underlined and language to be deleted in lxgk.
Section 3. ADDING. Chapter 19.76, Site Plan Review, is amended by the addition of a
new section as described in Exhibit "C," attached hereto and by this reference incorporated
herein, with new language underlined.
Section 4. AMENDMENT. Section 19.76.080, Required Minimum Standards, is
amended to read as described in Exhibit "D," attached hereto and by this reference incorporated
herein, with new language underlined and language to be deleted in s#ik@4j'-eUgk.
Section 5. AMENDMENT. Section 19.80.050, General Provisions - Off -Street Parking,
is amended to read as described in Exhibit "E," attached hereto and by this reference
incorporated herein, with new language underlined and language to be deleted in str-iket4eagk.
AUGiL91'.
Page 1 of 2 - ORDINANCE NO. 97-038 (8/27/97)
" � J67
0162=2405
Section 6. EFFECTIVE DATE. This Ordinances takes effect on November 26, 1997.
DATED this_Rjday of '1997.
BOARD OF COUNTY COMMISSIONERS
OF DESCHUTES COUNTY, OREGON
SCHLANGEN, Chair
AST: ROBERfi . NIPPE C r V
7, ele -
Recording Secretary LINDA L. SWEARINGEN, Commissioner
Page 2 of 2 - ORDINANCE NO. 97-03 8 (8/27/97)
EXHIBIT "A"
19.04.288. Definition -Color Guide.
"Color Guide" means the paint
examples maintained by the Coun which
show acceptable colors for use on buildings,
structures and signs including examples of
prohibited and restricted colors. (Ord. 97-038
§ 1, 1997)
19.04.312. Definition -Comprehensive
Sign Plan.
"Comprehensive Sign Plan" means a
sign plan for one or more properties in a
commercial center or business complex
showing all locations of proposed signage for
business tenants, retail stores, services,
offices and other establishments that perform
services on the premises. (Ord. 97-038 § 1,
1997)
19.04.428. Definition -Exterior
Modification.
"Exterior Modification" means a change
in the exterior structure of a building that
significantly alters the appearance of any side
of a building. including a change of color.
(Ord. 97-038 § 1, 1997)
19.04.510. Definition -Ground Mounted
Sign•
In the Bend Urban Area, a "Ground
Mounted Sign" means a freestanding sign
that has a solid base which is directly and
continuously connected to the sign face for
at least 50% of the sign face width or is
borne by supports less than or equal to 24"
in height as measured from grade to the sign
face. (Ord. 97-038 4 1, 1997)
19.04.728. Definition -Open Space.
"Open Space" means any parcel or area
of land or water set aside, designed or
reserved for the public or private use or
enjoyment or for the use and enjoyment of
owners and occupants of land adjoining or
neighboring such open space. (Ord. 97-038 §
1, 1997)
4162-2406
19.04.758. Definition -Parking POD.
"Parking POD" means 50 or fewer
parking spaces located together in ar� oo.
(Ord. 97-038 § 1, 1997)
19.04.810. Definition -Pole Sign.
"Pole Sign" means a freestanding sign
connected to the ground by one or more
supports, where any portion of the lower
edge of the sign face is separated from the
ground by air, a distance greater than 24" in
height as measured from grade. (Ord. 97-
038 § 1, 1997)
19.04.813. Definition -Primary Buildin
Entrance.
"Primary Building Entrance" means the
main entrance closest to the public street by
which pedestrians can access a building,
structure or activity. (Ord. 97-038 § 1, 1997)
19.04.814. Definition -Primary Frontad
"Primary Frontage" means that portion
of a parcel of property which abuts a
dedicated public street, highway or an
aP rpp oved private street and is where the
public or customer entrance fronts upon.
(Ord. 97-038.4 1, 1997)
19.04.893. Definition-Riparian_Area.
"Riparian Area" means a terrestrial zone
where annual and intermittent water, a high
water table and wet soils influence vegetation
and microclimate. (Ord. 97-038§. 1, 1997)
PAGE 1 of 1 - EXHIBIT "A" to ORDINANCE 97-038 (8/27/97)
0162-2401
EXHIBIT "B"
19.04.816. Definition -Principal Building.
"Principal Building" See "Building "'gain"
means the largest building or buildings
within a commercial center or business
complex. Tvpically. these are the anchor
tenants. (Ord. 97-038 § 2, 1997)
PAGE 1 of 1 - EXHIBIT "B" to ORDINANCE 97-038 (8/27/97)
EXHIBIT "C"
19.76.075. Design review standards.
Purpose. The purpose of this section is
to provide design standards for commercial
development within the CH, Highway
Commercial zone. These standards ensure
that the public health, safety andenteral
welfare are protected and theeg neral
interest of the public is served. The
standards provide for ori ig nality, flexibility
and innovation in site planning and
development, including architecture,
landscaping, transit, parking design, signs
and enhancement of the special
characteristics that make Bend a unique
place to live.
In addition to the standards of section
19.76.070, the following standards apply to
all developments within the CH, Highway
Commercial zone.
A. Except as exempted by subsection
(B) of this section, the provisions of this
section shall apply to the following
activities:
1. All new building construction.
2. Any exterior modifications to
existing buildings, including change of
color.
3. All new parking lots.
4. All outdoor storage and display
areas.
5. All new signage.
6. All building expansions greater than
10,000 square feet.
B. Exemptions. This section does
not apply to the following activities:
1. Maintenance of the exterior of an
existing, structure such as re -painting, re-
roofing or re -siding where similar materials
and colors are used or materials and colors
are used that comply with this section.
2. Interior remodeling.
3. Reconstruction of buildings which
have been destroyed or substantially
damaged by fire or natural causes. The
building(s) shall be reconstructed on the
same location as it existed prior to damage
01622408
or destruction. Reconstruction shall
commence within one year of the damage or
destruction.
4. Building expansions not exceeding
25 percent of the gross square footage of the
original building and where the expansion
does not exceed 10,000 square feet in area.
5. Parking lot expansions not
exceeding 25 percent of therog ss square
footage of the original lot and where the
total amount of parking provided will not
exceed 150 percent of the parking allowed
by the Zoning Ordinance.
6. Buildings that are listed in the
Inventory of Historic Sites within the Bend
Area General Plan, Exhibit "A," or
buildings designated on the Historic
National Landmarks Register.
C. Standards for Approval. The
Planning_ Director or Hearings Officer shall
use the standards in this section and the
criteria for site plan review to ensure
compliance with the purpose of Design
Review.
1. The standards of approval for
buildings 30,000ro�quare feet or less,
and sites less than six acres in size are as
follows:
a. Natural Features. Buildings shall be
sited to protect areas of special interest as
defined in the Bend Area General Plan.
Other natural features such as naturalrg ade,
trees, vegetation and rock outcroppings are
encouraged to be incorporated into the
overall site plan and may be calculated as
part of the landscaping requirement if
healthy and not damaged during
construction.
b. Building Location and Orientation.
New buildings shall have at least one
principal building entrance oriented toward
the primary_ frontage property line and
Comply with the transit requirements of
OAR 660-12-045(4).
c. Pedestrian Walkways:
PAGE 1 of 5 - EXHIBIT "C" to ORDINANCE 97-038 (8/27/97)
i. Walkways from the Sidewalk to
Building Entrances. A continuous
pedestrian walkway shall be provided from
the primary frontage sidewalk for
pedestrians to access building entrances.
This internal walkway shall incorporate a
mix of landscaping, benches, drop-off bays
and bicycle facilities for at least 50 percent
of the length of the walkway. This walkway
is necessary for persons who will access the
site by walking, biking or transit.
Walkways shall be connected to adjacent
sites wherever practicable.
ii. Walkways from Parking Areas to
Building Entrances. Internal pedestrian
walkways shall be developed to provide
access to the building(s) from the parking
pods. The walkways shall be located within
the pods and shall be designed to provide
access from the pods to the entrances of the
building(s). The walkways shall be
designed to separate people from moving
vehicles as much as possible. These
walkways shall have a minimum width of
five feet with no car overhang or other
obstruction. The walkways must also be
designed for disabled access according to
the Uniform Building Code. This may
require the walkways to be widened or
modified. The walkways shall be
distinguished from the parking and driving
areas by use of any of the following
materials: special pavers, bricks, raised
elevation or scored concrete. Other
materials may be used if they are
appropriate to the overall design of the site
and building.
d. Mechanical Equipment and Service
Areas. Mechanical equipment and service
areas shall be screened with visual barriers
from adjacent properties, public roadways,
parks or other public areas. The
architectural design of the building shall
incorporate design features which screen,
contain and conceal all heating, ventilation,
air conditioning units, trash enclosures,
dumpsters, loading docks and serviceay rds.
e. Building Design:
0162=2409
i. Exterior Building Design. Buildings
with exterior walls greater than 50 feet in
horizontal length shall be constructed using
a combination of architectural features and a
variety of building materials and
landscaping near the walls. Walls which
can be viewed from public streets shall be
designed using architectural features and
landscaping (abutting the building) for at
least 50 percent of the wall length. Other
walls shall incorporate architectural features
and landscaping for at least 30 percent of
the wall length.
ii. Architectural Features.
Architectural features include, but are not
limited to, the following: recesses,
projections, wall insets, arcades, window
display areas, awnings, balconies, window
projections, landscape structures or other
features that complement the design intent
of the structure.
In addition, a portion of the on-site
landscaping shall abut the walls so that the
vegetation combined with the architectural
features significantly reduce the visual
impact of the building mass as viewed from
the street. Additional landscaping
requirements are in section 19.76.080 of this
chapter.
iii. Building Materials. The
predominant building materials should be
materials that are characteristic of Central
Oregon such as brick, wood, native stone
and tinted/textured concrete masonry units
and/orlg ass products. Other materials such
as smooth -faced concrete block,
undecorated tilt -up concrete panels, or pre-
fabricated steel panels should only be used
as accents and not dominate the building
exterior of the structure. Metal roofs may
be allowed if compatible with the overall
architectural design of the building_
iv. Roof Design. Roofs shall be
designed to reduce the apparent exterior
mass of a building, add visual interest and
be appropriate to the architectural style of
the building. Variations within one
architectural style are highly encouraged.
Visible roof lines and roofs that project over
PAGE 2 of 5 - EXHIBIT "C" to ORDINANCE 97-038 (8/27/97)
the exterior wall of a building enough to
cast a shadow on the ground are required.
Architectural methods shall be used to
conceal flat roof tops. Overhanging eaves,
sloped roofs and multiple roof elements are
highly encouraged. Mansard style roofs are
prohibited.
v. Customer Entrances. Clearly
defined, highly visible customer entrances
using features such as canopies, porticos,
arcades, arches, wing walls, and integral
planters are required.
vi. Community Amenities.
Community amenities such as patio/seating
areas, water features, art work or sculpture,
clock towers, pedestrian plazas with park
benches or other features located adiacentto
the primary entrance to the building(s)�are
required and may be calculated as part of
the landscaping requirement.
vii. Buildingand nd Sign Colors:
(a). Exterior colors shall be of low
reflectance, subtle, neutral or earth tone.
(b). The Deschutes Cou= color guide
provides samples of approved and
prohibited colors.
(c). The use of trademark colors shall
require approval.
(d). The use of high intensity colors
such as black, neon, metallic or florescent
for the facade and/or roof of the building are
prohibited except as approved for building
trim.
viii. Exterior Lighting and Flag Poles.
Exterior lighting shall be shielded and
directed down onto the site and not shine or
glare onto adjacent property or streets.
Light poles and/or fixtures and flagpoles
shall not exceed 25 feet in height.
ix. Signage. A comprehensive signage
plan shall be required pursuant to chapter
15.08 of the County Code, Signs, except
that pole signs are prohibited. Ground
mounted signs shall not exceed ten feet in
height and eight feet in width. Wider signs
may be allowed provided the total area of
the sign does not exceed 80 square feet. All
sign bases shall be constructed of materials
compatible with the architecture of the
0162-2410
building(s) located on the premises. White,
ivory and yellow backgrounds of internally
illuminated signs shall not exceed 20
percent of the total sign area, including
reader boards.
2. The standards of approval for
buildings greater than 30,000rog ss square
feet and/or sites six acres or larger are as
follows:
a. Natural Features. Buildings shall be
sited to protect areas of special interest as
defined in the Bend Area General Plan.
Other natural features such as naturalrg ade,
trees, vegetation and rock outcroppings are
encouraged to be incorporated into the
overall site plan and may be calculated as
part of the landscaping requirement if
healthy and not damaged during
construction.
b. Building Location and Orientation.
New buildings shall have at least one
principal building entrance oriented toward
the primary frontage property line and
comply with the transit requirements of
OAR 660-12-045(4).
c. Pedestrian Walkways:
i. Walkways from the Sidewalk to
Building Entrances. A continuous
pedestrian walkway shall be provided from
the primary frontage sidewalk for
pedestrians to access building entrances.
This internal walkway shall incorporate a
mix of landscaping, benches, drop-off bays
and bicycle facilities for at least 50 percent
of the length of the walkway. This walkway
is necessarfor persons who will access the
site by walking, biking or transit.
Walkways shall be connected to adiacent
sites wherever practicable.
ii. Walkways from Parking Areas to
Building Entrances. Internal pedestrian
walkways shall be developed to provide
access to the building(s) from the parking
pods. The walkways shall be located within
the pods and shall be designed to provide
access from the pods to the entrances of the
building(s). The walkways shall be
designed to separate people from moving
vehicles as much as possible. These
PAGE 3 of 5 - EXHIBIT "C" to ORDINANCE 97-038 (8/27/97)
walkways shall have a minimum width of 5
feet with no car overhang or other
obstruction. The walkways shall be
designed for disabled access according to
the Uniform Building Code. This may
require the walkways to be widened or
modified. The walkways shall be
distinguished from the parking and driving
areas by use of any of the following
materials: special pavers, bricks, raised
elevation or scored concrete. Other
materials may be used if they are
appropriate to the overall design of the site
and building.
d. Mechanical Equipment and Service
Areas. Mechanical equipment and service
areas shall be screened with visual barriers
from adjacent properties, public roadways,
parks or other public areas. The
architectural design of the building shall
incorporate design features which screen,
contain and conceal all heating, ventilation,
air conditioning units, trash enclosures,
dumpsters, loading docks and serviceay rds.
e. Building Design:
i. Exterior Building Design. Buildings
with exterior walls greater than 50 feet in
horizontal length shall be constructed using
a combination of architectural features and a
variety of building materials and
landscaping near the walls. Walls which
can be viewed from public streets shall be
designed using architectural features and
landscaping (abutting_ the building) for at
least 50 percent of the wall length. Other
walls shall incorporated architectural
features and landscaping for at least 30
percent of the wall length.
ii. Architectural Features.
Architectural features include, but are not
limited to the following: recesses,
projections, wall insets, arcades, window
display areas, awnings, balconies, window
projections, landscape structures or other
features that complement the design intent
of the structure.
A portion of the on-site landscaping
shall abut the walls so that the vegetation
combined with the architectural features
0162-2411
significantly reduce the visual impact of the
building mass as viewed from the street.
Additional landscaping requirements are in
section 19.76.080 of this chapter.
iii. Building Materials. The
predominant building materials shall be
materials that are characteristic of Central
Oregon such as brick, wood, native stone
and tinted/textured concrete masonry units
and/orlg ass products. Other materials such
as smooth -faced concrete block,
undecorated tilt -up concrete panels, or pre-
fabricated steel panels should only be used
as accents and not dominate the building
exterior of the structure. Metal roofs may
be allowed if compatible with the overall
architectural design of the building_
iv. Roof Design. Roofs shall be
designed to reduce the apparent exterior
mass of a building, add visual interest and
be appropriate to the architectural slyle of
the building. Variations within one
architectural style are highly encouraged.
Visible roof lines and roofs that project over
the exterior wall of a building enough to
cast a shadow on the ground are required.
Architectural methods shall be used to
conceal flat roof tops. Overhanging eaves,
sloped roofs and multiple roof elements are
highly encouraged. Mansard style roofs are
prohibited.
v. Customer Entrance. Each building
shall have at least one clearly defined,
highly visible customer entrance using a
combination of the following architectural
features: canopies, porticos, arcades,
arches, wing walls, and permanent above
grade integral planters.
vi. Community Amenities. Each
building shall contribute to the
establishment or enhancement of the
community and public spaces by_providing
at least two community amenities such as a
patio/seating area, water feature, art work or
sculpture, clock tower, pedestrian plaza with
park benches or other features acceptable to
the review authority. These shall abut the
primary entrance to the building.
PAGE 4 of 5 - EXHIBIT "C" to ORDINANCE 97-038 (8/27/97)
vii. Buildin and nd Sign Colors. Exterior
colors shall be of low reflectance, subtle,
neutral or earth tone colors. The use of high
intensity colors such as black, neon,
metallic or florescent colors for the facade
and/or roof of the building are prohibited
except as approved for building trim. The
color guide provides samples of approved
and prohibited colors. The use of trademark
colors will require approval.
viii. Exterior Lighting and Flag Poles.
Exterior lighting shall be shielded and
directed down onto the site and not shine or
glare onto adjacent property or streets.
Light poles, light fixtures and flag poles
shall not exceed 25 feet in height.
ix. Signage. A comprehensive signage
plan shall be required pursuant to Chapter
15.08 of the County Code, except that pole
signs are prohibited. Ground mounted signs
shall not exceed 15 feet in height and 8 feet
in width. Wider signs may be allowed
provided that the total sign are does not
exceed 120 square feet. All sign bases shall
be constructed of materials compatible with
the architecture of building(s) located on the
premises. White, ivory and yellow
backgrounds of internally illuminated si ns
shall not exceed 20 percent of the total sign
area including reader boards.
D. Exceptions. The Planning Director
or Hearings Body is authorized to grant
exceptions from the setbacks, height,
landscaping_ parking and lot coverage
standards if it can be determined that:
1. The exception is the minimum
needed to achieve the purpose and
objectives of this section;
2. The exception does not adversely
impact an adjacent building or proper!yoor
create any unsafe pedestrian or vehicular
situation, and
3. The exception is necessary to create
a more aesthetic or pleasing vista along the
streets within the CH, Highway Commercial
zone.
E. Compliance with Plans.
Construction, site development and
landscaping shall comply with the approved
0162`2412
plans, drawings, sketches and other
documents approved by the Planning
Director or Hearings Body. (Ord. 97-038 §
3, 1997)
PAGE 5 of 5 - EXHIBIT "C" to ORDINANCE 97-038 (8/27/97)
1* 111:311thW
19.76.080. Required minimum
standards.
A. Minimum Landscaping Standards.
All developments subject to site plan
approval shall meet the following minimum
standards for landscaping:
l .a- A minimum of 15 percent of the area
of a project shall be landscaped for
multifamily, commercial and industrial
develepmext developments, shall be
laadssaped, subject to site plan approval and
the following requirements:
a. Landscape Plan. The applicant shall
submit a complete landscape plan showing
all live plant materials and non -plant
materials to be installed on the site in order to
meet the landscape requirement. The
landscape plan shall also include written
documentation of how the site will be
prepared for plant material installation with
an emphasis on soil quality and available
depth.
b. Irrigation. All plant materials,
except existing native plants not damaged
during construction, shall be irrigated
underground sprinkler systems set on a timer
in order to obtain proper water duration and
ease of maintenance.
c. Non -Plant Materials. The use of
certain non -plant materials as part of the
landscape plan is highly encouraged. These
materials may include the following. large
landscape quality boulders, wood or concrete
soil retaining devices, gravels, concrete
garden amenities, approved mulch materials,
stepping stones and water features. Borders
for landscape beds abutting_ parking areas
shall be constructed with extruded or poured -
in -place concrete, retaining walls, sidewalks
and/or other features acceptable to the
County.
d. Plant Materials. Minimum plant
material sizes and placement: (Note: Annual
type plants will not be counted as part of the
landscaping requirement unless permanent
architectural or other non-movable features
0162-2413
are specifically created for these type of
plants.)
i. Trees. A variety of tree species is
encouraged as a way to provide visual
interest and to protect against same species
die out or disease. Acceptable tree species
shall be those trees which are listed in
subsection (A)(2)(g) of this section, readily
available from local nurseries, tolerant of
Central Oregon climate, disease resistant, and
do not create unusual maintenance problems.
All deciduous trees shall be a minimum of
two inches in diameter at breast height.
Larger diameter trees are encouraged if soil
conditions allow.
ii. Ponderosa Pine. There shall be one
native Ponderosa species of pine planted for
every four deciduous trees required to be
planted on the site. Pine trees may require
larger planting beds due to their size at
maturity. All coniferous trees, except
Ponderosa, shall be a minimum of six feet in
height. Ponderosa trees shall be a minimum
of three feet in height. Larger Ponderosa
trees are encouraged if readily available.
iii. Shrubs. All shrubs shall be a
minimum of three gallons in size. Shrubs
adjacent to parking areas with car overhang
shall be planted at least three feet from the
parking surface. Shrubs shall not be placed
closer to other materials than the plant spread
at maturity. At least 40 percent of the shrubs
in the landscape plan shall include
evergreens. The use of a variety of shrub
types is encouraged.
iv. Ground covers. All ground covers
shall be of sufficient size and quantity to
provide for maximum coverage in five years
based upon the species andro�wth pattern.
v. Planting beds. Planting beds shall be
of sufficient width to accommodate the plants
at maturity. The planting beds along the
perimeter of a building shall incorporate a
mix of trees, shrubs and ground covers to
buffer the building and reduce the apparent
mass of the building as viewed from the
PAGE 1 of 3 - EXHIBIT "D" to ORDINANCE 97-038 (8/27/97)
street. The plant materials within the
planting bed shall not create hiding areas or
other security concerns.
2.4- Street Trees. The species,
placement, spacing and pruning of street trees
shall be as follows, although the Planning
Director or Hearings Body may adjust the
placement standard for special site
conditions:
a.4-. Street trees shall be located a
minimum of five three feet from the face of a
curb.
b.-2-. Street 3=4:ees trees shall be placed
a maximum of 30 feet apart. T-rees sh-All- he
sa4ty p+iFpeseS-. Reduced separation may be
required for smaller species of trees. Variety
in tree placement using clusters of trees and
uneven spacing is encouraged.
L.-3- An approved tree grate or other
surface treatment shall be used for street trees
planted in paved or concrete areas.
d.4. As street trees grow, they shall be
pruned to provide a minimum clearance of
eight feet above sidewalk and 14 feet above
street, alley or roadway surfaces.
e.� Existing trees may be used as street
trees if they are not killed or damaged from
any new development. Sidewalks of variable
width and elevation may be utilized to save
existing street trees.
£6-. Existing street trees removed by
development projects shall be replaced by the
developer with those from the approved
street tree list.
g. Street trees shall be those species
suitable for the location in which they are
placed. Approved tree species include:
Trees with low mature tree height (25
feet or less) for use in areas under power
lines or in small plantingareas:
reas:
Amur Maple/Acerig nnala
Canada Red Cherry/Prunus Vir ink
`Shubert'
Eastern Redbud/Cercis canadensis
Flowering Crabapple/Malus `variety'
Hawthorn/Crataegus `variety'
Japanese Lilac Tree/Syringa reticulata
0162=24.4
ServicebeM /Amelanchier
Medium mature tree height (30 to 45
feet :
American Hornbeam/ CgMinus
caroliniana
Callery Pear/Pyrus calleryana
Hedge Maple/Acer campestre
Mountain Ash/Sorbus acuparia `variety'
Tall mature tree height (50 feet or
larger):
Birch/Betula pendula `variety'
Green Ash/Fraxinus pennsylvanica
Honey Locust/Gleditsia tricanthos
`variety'
Littleleaf Linden/Tilia cordata
Norway Maple/Acer platanoides
`variety:
Pin Oak/Quercus paluatris
Red Maple/Acer rubrum `variety'
Red Oak/Quercus rubra
Other tree species:
The Planning Director or Hearings Body
may approve other tree species as necessary
to achieve the purposes of this Section.
3.e. Areas of commercial and industrial
zones used for vehicle maneuvering, parking,
loading or storage shall be landscaped and
screened as follows:
a.4 Landscape coverage of the
landscape area shall be 50 percent at the time
of installation and 90 percent at five years.
b.�: Parking lot landscaping shall
consist of a minimum of seven percent of the
total parking area plus a ratio of one tree per
teff eid parking spaces to create a canopy
effect.
c.3- Landscape buffers between
parking areas, parking pods and internal
streets shall have a minimum width of three
five feet with no car overhang and eight ten
feet with a car overhang.
d.4. Landscape buffers between
parking and an abutting property line shall
have a minimum width of three ten feet.
e. -S-. Front or exterior yard landscaping
may not be substituted for the interior
landscaping required for interior parking
stalls.
PAGE 2 of 3 - EXHIBIT "D" to ORDINANCE 97-038 (8/27/97)
f.6- There shall be a landscaped and/or
screened buffer area a minimum distance of
five feet between commercial uses pig
na h-o4dings ; af4Eiag afeas adjacent
to residential dwellings_ -A;.a -A r:..e �+
issaed
g_-7-. There shall be a minimum width of
ten feet for landscape buffers between
buildings adjacent to streets.
h.g-. Landscape buffers shall consist of
evergreen ground cover and shrubs mixed
with a variety of flowering and deciduous
species of trees and shrubs.
i.9- Landscaping in a parking or
loading area shall have a width of not less
than five feet. Landscaping in a parking or
loading area shall be located in defined
landscaped areas which are uniformly
distributed throughout the parking or loading
area.
the
d. I�isicf—�� -m-ade €e�-
ion of planting afeas.
4.e- Required landscaping shall be
continuously maintained.
5.4-. Vegetation planted in accordance
with an approved site plan shall be
maintained by the owner, any heir or
assignee. Plants or trees that die or are
damaged shall be replaced and maintained.
B. Shared Areas. Usable outdoor
recreation space shall be provided for the
shared use of residents and their guests in any
apartment residential development as
follows:
La- Units with one or two bedrooms:
200 square feet of lawn per unit.
2.4 -Units with three or more bedrooms:
300 square feet of lawn per unit.
C. Storage. Areas shall be provided in
residential developments for the storage of
articles such as bicycles, barbecues, luggage,
outdoor furniture, etc.
D. Drainage. Surface drainage shall be
contained on site.
01622415
E. Bicycle Parking. The development
shall provide the number and type of bicycle
parking facility as required in sections
19.80.080 and 19.80.090 of this title. The
location and design of bicycle parking
facilities shall be shown on the site plan.
F. Internal Pedestrian Circulation.
Internal pedestrian circulation shall be
provided in new office parks and commercial
developments through the clustering of
buildings, construction of hard surface
pedestrian walkway, and similar techniques.
Walkways shall connect building
entrances to one another and from building
entrances to public street and existing or
planned transit stops. On-site walkways shall
connect with walkways, sidewalks, bikeways,
and other pedestrian or bicycle connection on
adjacent properties planned or used for
commercial, multifamily, institutional or
park use.
G. Public Transit Orientation. New
retail, office and institutional buildings on
parcels within 600 feet of existing or planned
transit routes shall provide preferential access
to transit through the following measures:
1. Orienting building entrances to a
transit facility; or
2. Locating buildings as close as
possible to the transit route street. (Ord. 97-
038 § 4, 1997, Ord. 93-018 § 5, 1993; Ord.
88-042 § 33, 1988)
PAGE 3 of 3 - EXHIBIT "D" to ORDINANCE 97-038 (8/27/97)
EXHIBIT "E"
19.80.050. General provisions -Off-street
parking.
A. More Than One Use on One or More
Parcels. In the event several uses occupy a single
structure or parcel of land, the total requirement
for off-street parking shall be the sum of the
requirements of the several uses computed
separately.
B. Joint Use of Facilities. The off-street
parking requirements of two or more uses,
structures or parcels of land may be satisfied by
the same parking or loading space used jointly to
the extent that it can be shown by the owners or
operators of the uses, structures or parcels that
their operations and parking needs do not overlap
in point of time. If the uses, structures or parcels
are under separate ownership, the right to joint
use of the parking space must be evidenced by a
deed, lease, contract or other appropriate written
document to establish the joint use.
C. Location of Parking Facilities. Off-street
parking spaces for dwellings shall be located on
the same lot with the dwellings. All other
off-street parking shall be located on the lot with
the use or, if not located on the same lot, shall be
first approved as a conditional use. The applicant
must prove that the parking located on another
parcel is functionally located and that there is
safe vehicular and pedestrian access to and from
the use. The burden of proving the existence of
such off -premises parking arrangements rests
upon the person who has the responsibility of
providing parking.
D. Use of Parking Facilities. Required
parking space shall be available for the parking of
operable passenger automobiles of residents,
customers, patrons and employees only, and shall
not be used for the storage of vehicles or
materials or for the parking of trucks used in
conducting the business or used in conducting the
business or use.
E. Parking, Front Yard. Unless otherwise
provided, required parking and loading spaces for
multifamily dwellings, commercial and industrial
use shall not be located in a required front yard,
0162=2416
but such space may be located within a required
side or rear yard.
F. Handicapped Parking. The number,
location and design of handicapped parking
spaces shall be as required by the building code.
Buildings and uses in existence on April 30, 1993
that are retroactively required to provide
handicapped parking facilities may place the
handicapped spaces in the front yard setback area
if it is not possible to locate the parking
elsewhere on the site.
G. Shopping Center Parking. The motor
vehicle parking areas shall be located and
designed to facilitate safe and convenient
pedestrian and bicycle movement to and from
public sidewalks, streets, or transit stops. Ways
to achieve this standard may include, but are not
limited to:
1. Location and orientation of buildings
closer to the street to minimize pedestrian and
bicycle travel through a parking area;
2. Providing one or more raised walkways
through the parking areas;
3. Providing one or more walkways
protected by landscaping and parking bumpers
with areas across vehicle aisles delineated by
nonasphaltic material in a different color or
texture than the parking areas;
4. Connecting on-site pedestrian walkways
and bikeways to other existing pedestrian and
bicycle circulation systems that serve adjacent
commercial uses or residential areas.
H. Maximum parking. The maximum
number of parking spaces for a
commercial development with a gross floor area
of 30,000 square feet or greater, or a site with
more than 6 acres shall not exceed 150 percent of
the required parking.
I. Reduction In Required Parking. The
total number of required motor vehicle parking
spaces for an industrial, commercial, and office
use may be reduced by five percent for each of
the activities listed below provided by the owners
or operators, up to a maximum 10 percent
reduction in the total number of motor vehicle
PAGE 1 of 2 - EXHIBIT `B" to ORDINANCE 97-038 (8/27/97)
0162-241'7
spaces.
1. Participation in an area wide
carpool/vanpool ride matching program for
employees;
2. Designating at least ten percent of the
employee motor vehicle parking spaces as
carpool/vanpool parking and placing such spaces
closer to the building than other employee
parking;
3. Providing showers and lockers for
employees who commute by bicycle;
4. Providing twice as many covered,
secured bicycle parking racks or facilities as
required by this title;
5. Providing a transit facility that is
approved by the local transit authority and related
amenities. Related amenities include, but are not
limited to, a public plaza, pedestrian sitting areas,
and additional landscaping.
J. Parking Pods. Developments that
provide more than 75 parking spaces shall:
1. Develop the parking area into pods of no
more than 50 spaces each.
2. Develop physical breaks between the
pods by providing one or more of the following:
a. Landscaping beds of not less than five
feet in width with no car overhang and ten feet in
width with a car overhang;
b. Siting of building pads, landscaped
pedestrian walkways, interior streets or other site
features acceptable to the Planning Director or
Hearings Body. (Ord. 97-038 § 5, 1997, Ord.
93-018 § 6, 1993; Ord. 90-038 § 1, 1990)
PAGE 2 of 2 - EXHIBIT `B" to ORDINANCE 97-038 (8/27/97)
