City of Molalla, OR Chapter 17-3.2 BUILDING ORIENTATION AND DESIGN

§ 17-3.2.010 Purpose.

Chapter 17-3.2 regulates the placement, orientation, and design of buildings. The regulations are intended to protect public health, safety, and welfare through clear and objective standards that promote land use compatibility and livability, while protecting property values and ensuring predictability in the development process. In summary, Chapter 17-3.2 is intended to create and maintain a built environment that:

A. Is conducive to walking and bicycling;

B. Provides natural surveillance of public spaces, or "eyes on the street," for crime prevention and security;

C. Reduces dependency on the automobile for short trips, thereby conserving energy and reducing unwanted congestion;

D. Encourages the use of water-conserving landscaping;

E. Allows for the integration of surface water management facilities within parking lots and landscape areas; and

F. Creates a sense of place that is consistent with the character of the community, including historical development patterns and the community vision.

(Ord. 2017-08 §1)

§ 17-3.2.020 Applicability.

Chapter 17-3.2 applies to all new buildings, including single-family detached homes, and exterior alterations to existing buildings. The Planning Official, through a Type II procedure, may grant adjustments to Chapter 17-3.2, pursuant to the criteria of Chapter 17-4.7 Adjustments and Variances.

(Ord. 2017-08 §1)

§ 17-3.2.030 Residential Buildings.

A. Purpose. The following requirements are intended to create and maintain a built environment that is conducive to walking; reduces dependency on the automobile for short trips; provides natural surveillance of public spaces; addresses the orientation and design of garages; and creates a human-scale design, e.g., with buildings placed close to public ways and large building walls divided into smaller planes with detailing.

B. Building Orientation. Residential buildings that are subject to the provisions of this chapter, pursuant to Section 17-3.2.020, shall conform to all of the following standards in subsections B.1 through 3, below, as generally illustrated in Figure 17-3.2-1. Figure 17-3.2-2 provides examples of non-compliance.

1. Building Orientation to Street. Except as provided below, dwelling units shall orient toward a street, have a primary entrance opening toward the street, and be connected to the right-of-way with an approved walkway or residential front yard.

a. A dwelling may have its primary entrance oriented to a yard other than the front or street yard where the only permitted access to the property is from a shared driveway or flag lot drive and orienting the dwelling entrance to the street is not practical due to the layout of the lot and driveway.

b. Where there is no adjacent street to which a dwelling may be oriented, or it is not practical to orient a dwelling to an adjacent street due to lot layout, topographic, or other characteristics of the site, the dwelling may orient to a walkway, courtyard, open space, common area, lobby, or breezeway (i.e., for multifamily buildings).

c. Where a flag lot is permitted, building orientation shall conform to the provisions for flag lots under Chapter 17-4.3.

2. Limitation on Parking Between Primary Entrance and Street. Off-street parking is not allowed between a primary building entrance and the street to which it is oriented, except that assisted living facilities, group care facilities, and similar institutional-residential uses serving clients with disabilities may have one driveway located between the primary building entrance and an adjacent street as required to serve as a drop-off or loading zone, provided the primary building entrance shall connect to an adjacent street by a pedestrian walkway that conforms to the standards of Section 17-3.3.040. The intent of this exception is to provide for one drop-off or loading zone while maintaining a direct, convenient, and safe pedestrian access to a primary building entrance.

3. Build-To Line. Where a new building is proposed in a zone that requires a build-to line per Section 17-2.2.040, the building shall comply with the build-to line standard and the development shall meet the standards for pedestrian access under Section 17-3.3.040.

Figure 17-3.2-1 Examples of Code Compliant Features

Figure 17-3.2-2 Examples of Non-Compliant Features

C. Garages. The following standards apply to all types of vehicle storage, including, but not limited to, buildings, carports, canopies, and other permanent and temporary structures. The standards are intended to balance residents' desire for a convenient, safe, and private vehicle access to their homes with the public interest in maintaining safe and aesthetically pleasing streetscapes. The standards therefore promote pedestrian safety and visibility of public ways, while addressing aesthetic concerns associated with street-facing garages.

1. Alleys and Shared Drives. Where a dwelling abuts a rear or side alley, or a shared driveway, including flag lot drives, the garage or carport opening(s) for that dwelling shall orient to the alley or shared drive, as applicable, and not a street.

2. Setback for Garage Opening Facing Street. No garage or carport opening shall be placed closer than 16 feet to a street right-of-way. On corner lots, garages facing a side street (i.e., not the same street as the front entrance) may be located closer than 16 feet to a street right-of-way.

3. Width of Garage Openings Facing Street. Where one or more garage openings face a street, the total width of all garage openings on that building elevation shall not exceed 50 percent of the width of that elevation; except this standard does not apply where the garage opening is recessed behind the front elevation of the dwelling by not less than four feet for its entire width, or where all garage openings are placed behind the primary entrance to the dwelling. An arbor, portico, or similar architectural feature extending the entire width of the garage may be used as the basis of measuring the garage recess. A garage opening is considered to be facing a street where the opening is parallel to, or within 45 degrees of, the street right-of-way line.

4. Three-Car and Wider Garages. Where three or more contiguous garage parking bays are proposed facing the same street, the garage opening closest to a side property line shall be recessed at least two feet behind the adjacent opening(s) to break up the street-facing elevation and diminish the appearance of the garage from the street. Side-loaded garages, on interior lots, i.e., where the garage openings are turned away from the street, are exempt from this requirement.

5. Garages for Duplex Dwellings. Duplex design shall conform to Section 17-2.3.060.

D. Architecture. The following standards require variation in architectural plans to avoid monotony in new developments. The standards support the creation of architecturally varied neighborhoods, whether a neighborhood develops all at once or one lot at a time, avoiding homogeneous street frontages that detract from the community's appearance. The standards are applied through the Site Design Review process for new townhome dwellings and new multifamily dwellings, and through the Zoning Checklist (Type I) review process prior to issuance of building permits for new single-family dwellings and new duplex dwellings. In addition to the following requirements, duplexes, townhomes, and multifamily projects shall conform to the special use standards of Chapter 17-2.3.

1. Detailed Design. Dwelling designs shall incorporate not fewer than four architectural features per dwelling unit from subdivisions a through k, as generally illustrated in this chapter. Applicants are encouraged to use those elements that best suit the proposed building style and design.

a. Covered front porch: not less than six feet in depth and not less than 30 percent of the width of dwelling, excluding the landing for dwelling entrance.

b. Dormers: minimum of two required for each single-family dwelling and two each for other dwellings; must be a functional part of the structure, for example, providing light into a living space.

c. Recessed entrance: not less than four feet deep.

d. Windows: not less than 30 percent of surface area of all street-facing elevation(s).

e. Window trim: minimum four-inch width (all elevations).

f. Eaves: overhang of not less than 12 inches.

g. Offset: offset in façade and/or roof (see subsection 2, "Articulation"); counts twice if both façade and roof offsets are provided.

h. Bay window: projects from front elevation by 12 inches.

i. Balcony: one per dwelling unit facing street.

j. Decorative top: e.g., cornice or pediment with flat roof or brackets with pitched roof.

k. Other: feature not listed but providing visual relief or contextually appropriate design similar to subdivisions a through j, as approved by the Planning Official through a Type I procedure.

Figure 17-3.2-3 Duplex Dwelling Design

Figure 17-3.2-4 Single-Family Dwelling Design – Extra-Large Garage

Figure 17-3.2-5 Multifamily Dwelling Design

2. Articulation. Plans for residential buildings shall incorporate design features such as varying rooflines, offsets, balconies, projections (e.g., overhangs, porches, or similar features), recessed or covered entrances, window reveals, or similar elements that break up otherwise long, uninterrupted elevations. Such elements shall occur at a minimum interval of 40 feet, and each floor shall contain at least two elements from the following options, as generally illustrated in this Section 17-3.2.030.

a. Recess (e.g., porch, courtyard, entrance balcony, or similar feature) that has a minimum depth of four feet;

b. Extension (e.g., floor area, porch, entrance, balcony, overhang, or similar feature) that projects a minimum of two feet and runs horizontally for a minimum length of four feet; or

c. Offsets or breaks in roof elevation of two feet or greater in height.

3. House Plan Variety. This subsection applies to land divisions and new developments with five or more residential buildings. No two directly adjacent or opposite dwelling units in a single-family development, or buildings in a multifamily development, may possess the same front or street-facing elevation. This standard is met when front or street-facing elevations differ from one another by no fewer than three of the elements listed in subdivisions a through g. Where façades repeat on the same block face, they must have at least three intervening lots between them that meet the above standard. Land division approvals will be conditioned to assure compliance with this subsection.

a. Materials. The plans specify different exterior cladding materials, a different combination of materials, or different dimensions, spacing, or arrangement of the same materials. This criterion does not require or prohibit any combination of materials; it only requires that plans not repeat or mirror one another. Materials used on the front façade must turn the corner and extend at least two feet deep onto the side elevations.

b. Articulation. The plans have different offsets, recesses, or projections; or the front building elevations break in different places. For example, a plan that has a stoop entry (recess) varies from one that has an entry under a front porch (projection). For this criterion to apply, a recess must have a minimum depth of four feet and a projection or offset must be at least four feet in depth.

c. Variation in Roof Elevation. The plans have different roof forms (e.g., gable versus gambrel or hip), different roof height (by at least 10 percent), different orientation (e.g., front-facing versus side-facing gable), or different roof projections (e.g., with and without dormer or shed, or different type of dormer or shed).

d. Entry or Porch. The plans have different configuration or detailing of the front porch or covered entrance.

e. Fenestration. The plans have different placement, shape, or orientation of windows or different placement of doors.

f. Height. The elevation of the primary roofline (along the axis of the longest roofline) changes by not less than four feet from building to building, or from dwelling unit to dwelling unit (e.g., townhome units), as applicable. Changes in grade of eight feet or more from one lot to the adjacent lot are counted toward change in height for purposes of evaluating façade variation.

g. Color Palette. Variation in color palette.

(Ord. 2017-08 §1)

§ 17-3.2.040 Non-Residential Buildings.

A. Purpose and Applicability. The following requirements apply to non-residential development, including individual buildings and developments with multiple buildings such as shopping centers, office complexes, mixed-use developments, and institutional campuses. The standards are intended to create and maintain a built environment that is conducive to pedestrian accessibility, reducing dependency on the automobile for short trips, while providing civic space for employees and customers, supporting natural surveillance of public spaces, and creating human-scale design. The standards require buildings placed close to streets, with storefront windows (where applicable), with large building walls divided into smaller planes, and with architectural detailing.

B. Building Orientation. The following standards apply to new buildings and building additions that are subject to Site Design Review. The Planning Official may approve adjustments to the standards as part of a Site Design Review approval, pursuant to Chapters 17-4.2 and 17-4.7, respectively.

1. Buildings subject to this section shall conform to the applicable build-to line standard in Table 17-2.2.040.E, as generally illustrated in Figure 17-3.2-6. The standard is met when at least 50 percent of the abutting street frontage has a building placed no farther from at least one street property line than the build-to line in Table 17-2.2.040.E; except in the Central Commercial C-1 zone, at least 80 percent of the abutting street frontage shall have a building placed no farther from at least one street property line than the required build-to-line. The Planning Official, through Site Design Review, may waive the build to line standard where it finds that one or more of the conditions in subdivisions a through g occurs.

a. A proposed building is adjacent to a single-family dwelling, and an increased setback promotes compatibility with the adjacent dwelling.

b. The standards of the roadway authority preclude development at the build-to line.

c. The applicant proposes extending an adjacent sidewalk or plaza for public use, or some other pedestrian amenity is proposed to be placed between the building and public right-of-way, pursuant to Section 17-3.2.050 and subject to Site Design Review approval.

d. The build-to line may be increased to provide a private open space (e.g., landscaped forecourt), pursuant to Section 17-3.2.050, between a residential use in a mixed-use development (e.g., live-work building with ground floor residence) and a front or street property line.

e. A significant tree or other environmental feature precludes strict adherence to the standard and will be retained and incorporated in the design of the project.

f. A public utility easement or similar restricting legal condition that is outside the applicant's control makes conformance with the build-to line impracticable. In this case, the building shall instead be placed as close to the street as possible given the legal constraint, and pedestrian amenities (e.g., plaza, courtyard, landscaping, outdoor seating area, etc.) shall be provided within the street setback in said location pursuant to Section 17-3.2.050.

g. An existing building that was lawfully created but does not conform to the above standard is proposed to be expanded and compliance with this standard is not practicable.

Figure 17-3.2-6 Non-Residential Building Orientation

2. Except as provided in subsections C.5 and 6, all buildings shall have at least one primary entrance (i.e., tenant entrance, lobby entrance, breezeway entrance, or courtyard entrance) facing an abutting street (i.e., within 45 degrees of the street property line); or if the building entrance must be turned more than 45 degrees from the street (i.e., front door is on a side or rear elevation) due to the configuration of the site or similar constraints, a pedestrian walkway must connect the primary entrance to the sidewalk in conformance with Section 17-3.3.040.

3. Off-street parking, trash storage facilities, and ground-level utilities (e.g., utility vaults), and similar obstructions shall not be placed between building entrances and the street(s) to which they are oriented. To the extent practicable, such facilities shall be oriented internally to the block and accessed by alleys or driveways.

4. Off-street parking shall be oriented internally to the site to the extent practicable, and shall meet the Access and Circulation requirements of Chapter 17-3.3, the Landscape and Screening requirements of Chapter 17-3.4, and the Parking and Loading requirements of Chapter 17-3.5.

5. Where a development contains multiple buildings and there is insufficient street frontage to meet the above building orientation standards for all buildings on the subject site, a building's primary entrance may orient to plaza, courtyard, or similar pedestrian space containing pedestrian amenities and meeting the requirements under Section 17-3.2.050, subject to Site Design Review approval. When oriented this way, the primary entrance(s), plaza, or courtyard shall be connected to the street by a pedestrian walkway conforming to Section 17-3.3.040.

C. Large-Format Developments. Plans for new developments, or any phase thereof, with a total floor plate area (ground floor area of all buildings) greater than 35,000 square feet, shall meet all of the following standards in subsections C.1 through 9, as generally illustrated in Figure 17-3.2-7. The Planning Official may approve adjustments to the standards as part of a Site Design Review approval, pursuant to Chapters 17-4.2 and 17-4.7, respectively.

1. The site plan or preliminary subdivision plan, as applicable, shall comply with the street connectivity standards of Section 17-3.6.020. The plan approval shall bind on all future phases of the development, if any, to the approved block layout.

2. Except as provided by subsections C.6 through 9, the site shall be configured into blocks with building pads that have frontage onto improved streets meeting City standards, and shall contain interior parking courts and with interconnected pedestrian walkways.

3. The build-to line standards in Table 17-2.2.040.E shall be met across not less than 75 percent of the site's street frontage, consistent with subsection 17-3.2.040.B, except the build-to standard does not apply where a railroad, expressway, water body, topographic constraint, or similar physical constraint makes it impractical to orient buildings to a particular street or highway.

4. Walkways shall connect the street right-of-way to all primary building entrances, and shall connect all primary building entrances to one another, including required pedestrian crossings through interior parking areas, if any, in accordance with Section 17-3.3.040. The Planning Official may condition development to provide facilities exceeding those required by Section 17-3.3.040, including a requirement for lighting, stairways, ramps, and midblock pedestrian access ways (e.g., to break up an otherwise long block) to ensure reasonably safe, direct, and convenient pedestrian circulation. Development in the right-of-way shall be approved by the City Engineer.

5. Buildings placed at a block corner shall have a primary entrance oriented to the block corner. That entrance shall be located no more than 20 feet from the corner, as measured from the street curb and shall have a direct and convenient pedestrian walkway connecting to the corner side-walk.

6. All buildings shall orient to a street, pursuant to subsection B. Where it is not practical to orient all buildings to streets due to existing parcel configuration or a similar site constraints, buildings may orient to a "shopping street" providing, at a minimum, on-street parking (parallel or angled parking), 10-foot sidewalks (which shall include a four-foot zone for street trees and furnishings such as benches and other street furniture), and pedestrian-scale lighting. Shopping street dimensions do not apply to the public right-of-way.

7. Each building that is proposed as orienting to a shopping street shall comply with the orientation standards of subsection B in reference to the shopping street, and shall have at least one primary entrance oriented to the shopping street.

8. Where a building fronts both a shopping street and a public street, that building shall contain at least one primary entrance oriented to each street; except that an entrance is not required where the public street is not improved with a sidewalk and the City determines that sidewalk improvements to the public street cannot be required as a condition of approval.

9. All other provisions of this Code apply to large-format developments.

Figure 17-3.2-7 Large-Format Developments

D. Primary Entrances and Windows. The following standards, as generally illustrated in Figures 17-3.2-8 and 17.3.2-9, apply to new buildings and building additions that are subject to Site Design Review. The Planning Official may approve adjustments to the standards as part of a Site Design Review approval, pursuant to Chapters 17-4.2 and 17-4.7, respectively.

1. All Elevations of Building. Architectural designs shall address all elevations of a building. Building forms, detailing, materials, textures, and color shall to contribute to a unified design with architectural integrity. Materials used on the front façade must turn the building corners and include at least a portion of the side elevations, consistent with the overall composition and design integrity of the building.

2. Pedestrian Entrances. Ground level entrances oriented to a street shall be at least partly transparent for natural surveillance and to encourage an inviting and successful business environment. This standard may be met by providing a door with a window or windows, a transom window above the door, or sidelights beside the door. Where ATMs or other kiosks are proposed on any street-facing elevation, they shall be visible from the street for security and have a canopy, awning, or other weather protection shelter.

3. Corner Entrances. Buildings on corner lots are encouraged to have corner entrances. Where a corner entrance is not provided, the building plan shall provide an architectural element or detailing (e.g., tower, beveled corner, art, special trim, etc.) that accentuates the corner location.

4. Street Level Entrances. All primary building entrances shall open to the sidewalk and shall conform to Americans with Disabilities Act (ADA) requirements, as applicable. Primary entrances above or below grade may be allowed where ADA accessibility is provided.

5. Windows—General. Except as approved for parking structures or accessory structures, the front/street-facing elevations of buildings shall provide display windows, windowed doors, and where applicable, transom windows to express a storefront character.

6. Storefront Windows. Storefront windows shall consist of framed picture or bay windows, which may be recessed. Framing shall consist of trim detailing such as piers or pilasters (sides), lintels or hoods (tops), and kick plates or bulkheads (base)—or similar detailing—consistent with a storefront character. The ground floor, street-facing elevation(s) of all buildings shall comprise at least 60 percent transparent windows, measured as a section extending the width of the street-facing elevation between the building base (or 30 inches above the sidewalk grade, whichever is less) and a plane 72 inches above the sidewalk grade.

7. Defined Upper Story(ies). Building elevations shall contain detailing that visually defines street level building spaces (storefronts) from upper stories. The distinction between street level and upper floors shall be established, for example, through the use of awnings, canopies, belt course, or similar detailing, materials, or fenestration. Upper floors may have less window area than ground floors, but shall follow the vertical lines of the lower level piers and the horizontal definition of spandrels and any cornices. Upper floor window orientation shall primarily be vertical, or have a width that is no greater than height. Paired or grouped windows that, together, are wider than they are tall, shall be visually divided to express the vertical orientation of individual windows.

8. Buildings Not Adjacent to a Street. Buildings that are not adjacent to a street or a shopping street, such as those that are setback behind another building and those that are oriented to a civic space (e.g., internal plaza or court), shall meet the 60 percent transparency standard on all elevations abutting civic space(s) and on elevations containing a primary entrance.

9. Side and Rear Elevation Windows. All side and rear elevations, except for zero lot line or common wall elevations, where windows are not required, shall provide not less than 30 percent transparency.

10. Window Trim. At a minimum, windows shall contain trim, reveals, recesses, or similar detailing of not less than four inches in width or depth as applicable. The use of decorative detailing and ornamentation around windows (e.g., corbels, medallions, pediments, or similar features) is encouraged.

11. Projecting Windows, Display Cases. Windows and display cases shall not break the front plane of the building (e.g., projecting display boxes are discouraged). For durability and aesthetic reasons, display cases, when provided, shall be flush with the building façade (not affixed to the exterior) and integrated into the building design with trim or other detailing. Window flower boxes are allowed, provided they do not encroach into the pedestrian through-zone.

12. Window Exceptions. The Planning Official may approve an exception to the above standards where existing topography makes compliance impractical. Where it is not practicable to use glass, windows for parking garages or similar structures, the building design must incorporate openings or other detailing that resembles window patterns (rhythm and scale).

Figure 17-3.2-8 Small Commercial Building Design

Figure 17-3.2-9 Large Commercial/Mixed-Use Building Design

E. Articulation and Detailing. The following standards apply to new buildings and building additions that are subject to Site Design Review. The Planning Official may approve adjustments to the standards as part of a Site Design Review approval, pursuant to Chapters 17-4.2 and 17-4.7, respectively.

1. Articulation. All building elevations that orient to a street or civic space shall have breaks in the wall plane (articulation) of not less than one break for every 30 feet of building length or width, as applicable, pursuant to the following standards, which are generally illustrated in Figures 17-3.2-10, 17-3.2-11, and 17-3.2-12.

a. A "break" for the purposes of this subsection is a change in wall plane of not less than 24 inches in depth. Breaks may include, but are not limited to, an offset, recess, window reveal, pilaster, frieze, pediment, cornice, parapet, gable, dormer, eave, coursing, canopy, awning, column, building base, balcony, permanent awning or canopy, marquee, or similar architectural feature.

b. The Planning Official through Site Design Review may approve detailing that does not meet the 24-inch break-in-wall-plane standard where it finds that proposed detailing is more consistent with the architecture of historically significant or historic-contributing buildings existing in the vicinity.

c. Changes in paint color and features that are not designed as permanent architectural elements, such as display cabinets, window boxes, retractable and similar mounted awnings or canopies, and other similar features, do not meet the 24-inch break-in-wall-plane standard.

d. Building elevations that do not orient to a street or civic space need not comply with the 24-inch break-in-wall-plane standard but should complement the overall building design.

2. Change in Materials. Elevations should incorporate changes in material that define a building's base, middle, and top, as applicable, and create visual interest and relief. Side and rear elevations that do not face a street, public parking area, pedestrian access way, or plaza may utilize changes in texture and/or color of materials, provided that the design is consistent with the overall composition of the building.

3. Horizontal Lines. New buildings and exterior remodels shall generally follow the prominent horizontal lines existing on adjacent buildings at similar levels along the street frontage. Examples of such horizontal lines include, but are not limited to: the base below a series of storefront windows, an awning or canopy line, a belt course between building stories, a cornice, or a parapet line. Where existing adjacent buildings do not meet the City's current building design standards, a new building may establish new horizontal lines.

4. Ground Floor and Upper Floor Division. A clear visual division shall be maintained between the ground level floor and upper floors, for example, through the use of a belt course, transom, awning, canopy, or similar division.

5. Vertical Rhythms. New construction or front elevation remodels shall reflect a vertical orientation, either through breaks in volume or the use of surface details.

Figure 17-3.2-10 Articulation of Multi-Story Building and Typical Pedestrian Shelter

Figure 17-3.2-11 Articulation of Single-Story Buildings and Typical Pedestrian Shelters

Figure 17-3.2-12 Articulation of Horizontal Lines, Ground Floor and Upper Floor Division

F. Pedestrian Shelters. The following standards apply to new buildings and building additions that are subject to Site Design Review. The Planning Official may approve adjustments to the standards as part of a Site Design Review approval, pursuant to Chapters 17-4.2 and 17-4.7, respectively.

1. Minimum Pedestrian Shelter Coverage. Permanent awnings, canopies, recesses, or similar pedestrian shelters shall be provided along at least 75 percent of the ground floor elevation(s) of a building where the building abuts a sidewalk, civic space, or pedestrian access way. Pedestrian shelters used to meet the above standard shall extend at least five feet over the pedestrian area; except that the Planning Official, through Site Design Review, may reduce the above standards where it finds that existing right-of-way dimensions, easements, or building code requirements preclude standard shelters. In addition, the above standards do not apply where a building has a ground floor dwelling, as in a mixed-use development or live-work building, and the dwelling has a covered entrance. The Planning Official shall waive the above standards if the pedestrian shelter would extend into the right-of-way and the roadway authority does not allow encroachments in the right-of-way.

2. Pedestrian Shelter Design. Pedestrian shelters shall comply with applicable building codes, and shall be designed to be visually compatible with the architecture of a building. If mezzanine or transom windows exist, the shelter shall be below such windows where practical. Where applicable, pedestrian shelters shall be designed to accommodate pedestrian signage (e.g., blade signs), while maintaining required vertical clearance.

G. Mechanical Equipment.

1. Building Walls. Where mechanical equipment, such as utility vaults, air compressors, generators, antennae, satellite dishes, or similar equipment, is permitted on a building wall that abuts a public right-of-way or civic space, it shall be screened pursuant to Chapter 17-3.4. Standpipes, meters, vaults, and similar equipment need not be screened but shall not be placed on a front elevation when other practical alternatives exist; such equipment shall be placed on a side or rear elevation where practical.

2. Rooftops. Except as provided below, rooftop mechanical units shall be set back or screened behind a parapet wall so that they are not visible from any public right-of-way or civic space. Where such placement and screening is not practicable, the Planning Official may approve painting of mechanical units in lieu of screening; such painting may consist of colors that make the equipment visually subordinate to the building and adjacent buildings, if any.

3. Ground-Mounted Mechanical Equipment. Ground-mounted equipment, such as generators, air compressors, trash compactors, and similar equipment, shall be limited to side or rear yards and screened with fences or walls constructed of materials similar to those on adjacent buildings. Hedges, trellises, and similar plantings may also be used as screens where there is adequate air circulation and sunlight, and irrigation is provided. The City may require additional setbacks and noise attenuating equipment for compatibility with adjacent uses.

H. Civic Space. Commercial development projects shall provide civic space pursuant to Section 17-3.2.050.

I. Drive-Up and Drive-Through Facilities. Drive-up and drive-through facilities shall comply with the requirements of Section 17-3.2.060.

(Ord. 2017-08 §1)

§ 17-3.2.050 Civic Space and Pedestrian Amenities.

A. Purpose. This section provides standards for civic spaces where such areas are required or provided voluntarily. Civic spaces allow for light and air circulation, visual relief, pedestrian resting areas, and opportunities for socialization in the most densely developed parts of the City. The code allows projects to meet minimum landscape area standards of Chapter 17-3.4 by providing civic space adjacent to street frontages or in courtyards or plazas between buildings, instead of with planted areas elsewhere on a lot as is typically done for residential developments.

B. Applicability. All new commercial and mixed use developments with more than 10,000 square feet of gross leasable floor area within the Central Commercial C-1 and General Commercial C-2 zones are required to meet the standards of this section.

C. Standards.

1. Civic Space Standards. Except as provided by subsections C.3 and 4, at least three percent of every development site shall be designated and improved as civic space (plaza, landscaped courtyard, or similar space) that is accessible to the general public, pursuant to all of the following standards in subdivisions a through e, and as generally illustrated in Figure 17-3.2-12:

a. The highest priority locations for civic space improvements are those with the highest pedestrian activity (e.g., street corners and pedestrian access ways), as generally illustrated.

b. Civic spaces shall abut a public right-of-way or otherwise be connected to and visible from a public right-of-way by a sidewalk or pedestrian access way. Access ways shall be identifiable with a change in paving materials (e.g., pavers inlaid in concrete or a change in pavement scoring patterns or texture).

c. Where public access to a civic space is not practical due to existing development patterns, physical site constraints, or other hardship presented by the applicant, the City may allow a private area, such as an outdoor eating area attached to a restaurant, in finding the project complies with the standard.

d. All civic spaces shall have dimensions that allow for reasonable pedestrian access. For example, by extending the width of an existing sidewalk by four feet, a developer might provide space for an outdoor eating area; whereas a larger development at a street corner could meet the standard by creating a plaza adjacent to a building entrance.

e. Civic space improvements shall conform to Chapter 17-3.4 Landscaping, Fences and Walls, Outdoor Lighting.

2. Pedestrian Improvements in Civic Spaces. Except as provided by subsections C.3 and 4, where this section requires the provision of civic space, such space shall be improved with pedestrian amenities, pursuant to the following standards in subdivisions a through e:

a. Pedestrian amenities shall be provided in an amount equal to or greater than one-half of one percent of the estimated construction cost of the proposed building(s). A licensed architect, landscape architect, or other qualified professional, shall prepare cost estimates for civic space improvements, which shall be subject to review and approval by the Planning Official.

b. Pedestrian amenities include plaza surfaces (e.g., pavers, landscapes, etc.), sidewalk extensions (e.g., with outdoor café space), street furnishings (e.g., benches, public art, pedestrian scale lighting, water fountains, trash receptacles, bus waiting shelters, shade structures, or others), way-finding signs, or similar amenities, as approved by the Planning Official.

c. Where a civic space adjoins a building entrance it should incorporate a permanent weather protection canopy, awning, pergola, or similar feature, consistent with Section 17-3.2.040.F.

d. The City may accept pedestrian amenities proposed within a public right-of-way (e.g., street corner or mid-block pedestrian access way) and grant the developer credit toward fulfilling the above improvement standard.

e. The cost of a proposed public parking facility may be subtracted from building costs used in the assessment of civic space improvements.

Figure 17-3.2-12 Civic Spaces

3. Exception for Minor Projects. Building additions and remodels are not required to provide civic space where the estimated cost of the proposed building improvement is less than 50 percent of the existing assessed value of improvements on the subject site. Cost estimates are based on those used to estimate building permit fees, or other independent and credible source, subject to review and approval by the Planning Official. Assessed values shall be the market value of record at the Clackamas County Assessor's Office.

4. Exception for In Lieu Fee. Where the City finds that the creation of civic space is not practicable based on the project location or other relevant factors, it may accept an in lieu fee, to be paid to the City of Molalla Parks Improvement Fund, which shall be proportionate to the estimated cost of land and improvements (on-site) that otherwise would have been required. In such case, a licensed architect, landscape architect, or other qualified professional, shall prepare cost estimates for civic space improvements, which shall be subject to review and approval by the City Planning Official.

(Ord. 2017-08 §1)

§ 17-3.2.060 Drive-Up and Drive-Through Uses and Facilities.

A. Purpose. Where drive-up or drive-through uses and facilities are allowed, they shall conform to all of the following standards, which are intended to calm traffic, provide for adequate vehicle queuing space, prevent automobile turning movement conflicts, and provide for pedestrian comfort and safety.

B. Standards. Drive-up and drive-through facilities (i.e., driveway queuing areas, customer service windows, teller machines, kiosks, drop-boxes, or similar facilities) shall meet all of the following standards, as generally illustrated in Figure 17-3.2-13:

1. The drive-up or drive-through facility shall orient to and receive access from a driveway that is internal to the development and not a street, as generally illustrated.

2. The drive-up or drive-through portion of the establishment or drive-through window shall not be oriented to street corner.

3. The entry into a drive-up or drive-through portion of the establishment or drive-through window shall be located a sufficient distance from a street right-of-way so as not to allow for queue into a street right-of-way during any time of the year. Applicant shall provide a section within the Traffic Impact Analysis or supply the City with a traffic engineer's report demonstrating that the drive-up or drive-through will have no impact to the street right-of-way.

4. Drive-up and drive-through queuing areas shall be designed so that vehicles will not obstruct any street, fire lane, walkway, bike lane, or sidewalk.

5. In the General Commercial C-2 district, a new drive-up or drive-through facility must comply with the access control distance requirements identified in the City's Transportation System Plan in relation to existing drive-up or drive-through facilities.

Figure 17-3.2-13 Drive-Up and Drive-Through Uses

(Ord. 2017-08 §1)

§ 17-3.2.070 R-5 Historic District Design Standards.

A. Applicability. The following design standards are required in the R-5 Historic Residential zone and supplement the standards found elsewhere in this Code. Where a standard in this section conflicts with another code provision, this section shall apply.

B. Standards. All new developments, including additions and remodels to existing structures, shall conform to the early 1900s style of development, as found in "A Field Guide to American Houses" by Virginia and Lee McAlester (Knopf Doubleday, Expanded Edition, 2015).

1. Landscape materials shall be of native species, or as approved by the Planning Official.

2. Individual trees along walkways and along sidewalks in the internal portions of projects shall be planted in tree wells or planter boxes. These types of plantings must first be approved by the Planning Official.

3. Open stormwater detention facilities shall be incorporated into project landscaping and open space where geographically feasible. These facilities shall be fenced, landscaped, and screened.

4. Natural timber, brick, and/or stone shall be used on the portion of the building visible from the public right-of-way.

5. New buildings, as well as additions and remodeling to existing buildings, shall conform to the existing pattern of design elements including:

a. Rhythm of solids and voids in front façades, building lines, materials, textures and colors;

b. Architectural details;

c. Roof shape; and

d. Porches.

6. On housing, brick and/or stone shall be used from the top of the foundation to the first floor window. In cases where exposed half floors at ground level exist, that area shall be brick but shall count toward the minimum requirement.

7. Natural timbers shall be used in at least one of the following ways:

a. As pillars for a porch;

b. Timbers wrapping on the corner fascia;

c. Cedar siding, unpainted (a protective wood preservative shall be used), as a cap on top of the brick fascia and shall be a minimum of 12 inches tall.

8. All doors and windows shall be trimmed with timber fascia.

9. Sidewalks may be increased beyond the width specified in the Public Works Standards and Transportation System Master Plan in order to provide outdoor seating.

10. All single-family residences shall be set back a minimum of 15 feet.

11. A brick look shall be incorporated into sidewalks. Stamped concrete shall be allowed.

12. Light posts resembling the early 1900s light posts, as approved by the City, shall be used within the development.

13. Alleys are intended for pedestrian use. Alleys shall not have sidewalks or pedestrian access ways. All garage access shall occur off of alleys on new development or remodels.

14. Where alleys are available, all garages shall be built off the alleys.

15. Porches/Covered Entries. All residential development shall have a front porch. In the case of single-family residences, porches shall meet the following standards:

a. A minimum of six feet on each side of the entry door;

b. A minimum of six feet deep; and

c. Steps shall not encroach any closer than three feet to the sidewalk.

(Ord. 2017-08 §1)