City of Hillsboro, OR AMBERGLEN PLAN DISTRICT

§ 12.64.010 Purpose.

The geographically-specific Amberglen Plan District development and design standards reflect the City's goals and objectives for the Amberglen Community, and support the implementation of the vision, goals, and policies outlined in the Amberglen Community Plan. More specifically, the Plan District standards are intended to:

Allow for the gradual transition of existing Uses in the Amberglen Plan District to higher intensity development over time;

Support existing office development;

Promote the implementation of urban center density targets;

Provide the concentrations of residential and employment necessary to support high capacity transit;

Increase the range of housing options available in the City's urban centers;

Support the retention and expansion of institutional Uses; and

Promote innovative, high-quality, sustainable development.

(Ord. 6401 § 1, 2022)

§ 12.64.020 Applicability.

Applicable Zones. The standards of this Subchapter apply to properties within the Amberglen Plan District boundaries as shown on Figure 12.64.020-A. There are 6 base zones applicable within the Amberglen Plan District:

UC-RM Urban Center - Residential Medium Density;

UC-MU Urban Center - Mixed-Use Urban Density;

UC-AC Urban Center - Activity Center;

UC-NC Urban Center - Neighborhood Center;

UC-OR Urban Center - Office/Research; and

UC-RP Urban Center - Research Park.

Figure 12.64.020-A: Amberglen Plan District Boundaries

Application to Conforming and Non-Conforming Properties.

The provisions of Subchapter 12.64 apply to all conforming and non-conforming properties as shown in Table 12.64.020-1. In Table 12.64.020-1, "immediately previous HZO Uses and standards" refers to the provisions of Zoning Ordinance No. 1945 as applicable on the subject property as of July 5, 2012. "CDC Uses and standards" refers to the provisions of this Code. Percentage of expansion in use or structure size is measured from existing Gross Floor Area (GFA) as of July 5, 2012.

Table 12.64.020-1: Applicability of Amberglen Plan District Standards (GFA = Gross Floor Area)
Percentage of Expansion	Conforming Uses and Structures	Nonconforming Uses, Structures, or Both
< 10% GFA	CDC Uses and standards OR immediately previous HZO standards applied at applicant's election Development Review process NOT required	CDC Uses and standards OR immediately previous HZO standards applied at applicant's election Development Review process NOT required Compliance with Subsection 12.30.800.A demonstration of "practical difficulty or unnecessary hardship" NOT required
10% to 20% GFA	CDC Uses and standards OR immediately previous HZO standards applied at applicant's election Development Review process IS required	CDC Uses and standards OR immediately previous HZO standards applied at applicant's election Development Review IS required Compliance with Subsection 12.30.800.A: demonstration of "practical difficulty or unnecessary hardship" NOT required.
>20% GFA	CDC Uses and standards applicable; Development Review IS required

Where Table 12.64.020-1 allows compliance with either the immediately previous HZO standards or the current CDC standards, an application must address all applicable provisions of either the CDC or the immediately previous HZO, depending on the applicant's election in each case.

Except as specified in Table 12.64.020-1, all provisions of Section 12.80.040 apply to all construction, development, and redevelopment in the Urban Center (UC) districts.

Gross Floor Area is defined in Section 12.01.500 as excluding underground parking. In the Amberglen Plan District only for development that existed as of July 5, 2012, Gross Floor Area includes interior parking and loading spaces.

(Ord. 6294 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.030 Organization.

The sections in this Subchapter are structured to mirror the organization of Subchapter 12.50, in order to better identify those standards which supersede the requirements of Subchapter 12.50.

(Ord. 6401 § 1, 2022)

§ 12.64.100 Base Zone Standards Exceptions.

Base zone standards exceptions include the following sections:

12.64.110	Exceptions to Required Setbacks and Height Limits
12.64.120	Exceptions to Floor Area and Minimum Floor Area Ratio (FAR)
12.64.130	Exceptions to the Front Property Line Coverage

(Ord. 6401 § 1, 2022)

§ 12.64.110 Exceptions to Required Setbacks and Height Limits.

Table 12.64.110-1 identifies exceptions to the required minimum and maximum setbacks and maximum heights specified in the applicable base zones in the Amberglen Plan District. The exceptions allowed in Table 12.64.110-1 are subject to compliance with applicable standards of the Oregon Structural Specialty Code and Oregon Fire Code.

Table 12.64.110-1: Exceptions to Base Zone Development Standards
Structure or Feature	Exception
Exceptions to Minimum and Maximum Setbacks
Accessory structures and recreational facilities in public parks	Exempt from minimum and maximum setbacks
Architectural projections (see Subsection 12.50.130.H.3): Non-load-bearing architectural features, porches, decks, pergolas, balconies and stoops	May project up to 4 feet into a required setback
On-site energy production equipment including but not limited to solar, wind, and geothermal energy equipment	Permitted in side or rear setbacks, no closer than 5 feet to any property line.
Exceptions to Building Height Limits
Structural projections (see Subsection 12.50.140.F)	Exempt from maximum building heights
On-site solar energy production equipment	May project up to 3 feet above maximum height limit
On-site wind energy production equipment in the UC-OR and UC-RP zones	May project up to 30 feet above maximum height limit

(Ord. 6401 § 1, 2022)

§ 12.64.120 Exceptions to Floor Area and Minimum Floor Area Ratio (FAR).

In the Amberglen Plan District, Floor Area does not include the following: Basements, attics, closets, restrooms, lobbies, hallways, stairwells and elevators, utility and mechanical spaces and loading docks.

Lots developed below the minimum non-residential FAR standard of the applicable base zone may redevelop in accordance with subsection B, below, without reaching the minimum FAR if all of the following conditions are met:

No portion of the subject lot is located within 800 feet of a Light Rail Transit (LRT) or High Capacity Transit (HCT) station;

The subject lot is developed with non-residential Uses at less than 50% of the minimum FAR; and

More than one-half of the adjacent developed parcels with non-residential Uses are also developed below the minimum FAR. For purposes of this condition, intervening streets between lots do not interrupt adjacency.

If the conditions in subsection A, above, are met, the subject lot can be redeveloped with non-residential Uses at whichever of the levels listed in paragraphs 1 and 2, below, results in a greater FAR. If the result of either, calculation in paragraphs 1 and 2, below, exceeds the minimum FAR standard of the applicable base zone, then the minimum FAR standard shall apply. Figure 12.64.120-A illustrates the provisions of this subsection for the UC-MU Zone:

Redevelopment level 1: a non-residential FAR of not less than the current developed non-residential FAR on the subject parcel plus 50% of the existing FAR; or

Redevelopment level 2: the current developed non-residential FAR of the adjacent parcel with the highest non-residential FAR below the minimum FAR for the zone plus 50% of that FAR, whichever is greater.

Figure 12.64.120-A: Examples of Exceptions to Minimum Floor Area Ratio: UC-MU Zone

(Ord. 6401 § 1, 2022)

§ 12.64.130 Exceptions to the Front Property Line Coverage.

To provide flexibility for construction of buildings that meet either minimum FAR or minimum Residential Density, the Front Property Line Coverage percentages required in the Base Zone standards in Subchapter 12.24 may be reduced by not more than 25% if the applicant enters into a Development Agreement or other instrument acceptable to the City which commits the project to a phased development plan which ultimately meets the Front Property Line coverage standard. The signed Development Agreement or other instrument shall be recorded and shall run with the land.

(Ord. 6401 § 1, 2022)

§ 12.64.200 Site Design.

Site design standards for the Amberglen Plan District include the following sections:

12.64.210	Usable Open Space
12.64.220	Landscaping
12.64.230	Tree Preservation
12.64.240	Exterior Lighting
12.64.250	Fencing and Free-Standing Walls
12.64.260	Drive-Through Facilities
12.64.270	Sidewalk Dining and Displays
12.64.280	Outdoor Display and Storage

(Ord. 6401 § 1, 2022)

§ 12.64.210 Usable Open Space.

Purpose. The standards in this section are intended to ensure that all development in the Amberglen Plan District provides for on-site open space, and that the shape, size, and design of that open space is usable by the occupants, residents, or visitors. This section is intended to be read in conjunction with Section 12.50.210, but supersedes Section 12.50.210 pursuant to Subsection 12.50.020.C.

Usable Open Space Requirements in General.

Usable open space requirements vary based on gross site acreage and development type as specified in Table 12.64.210-1. Required usable open space may be either common/shared or private, as defined in Section 12.50.210.

Usable open space areas may be either publicly or privately owned, as determined during the land use approval process.

Table 12.64.210-1: Amberglen Plan District Minimum Usable Open Space Requirements
Gross Site Acreage	Type of Development Residential or Mixed-Use with Residential Component	Non-Residential
<0.25	100 sq. ft./du	None
0.25 to 1.0	100 sq. ft./du	5% of gross lot area
1.01 or more	100 sq. ft./du or 5% of gross lot area, whichever is greater	5% of gross lot area

Developments larger than 4.0 gross acres may aggregate required usable open space into 1 or more designated usable open space sites, common areas, or pocket parks, pursuant to subsection C, below.

At least 50% of required usable open space in the following locations shall have public access:

Retail focus frontage areas designated on Figure 12.64.640-A; and

UC-NC and UC-AC zones.

In the UC-MU, UC-AC, UC-NC, and UC-OR zones, where outdoor seating for eating and drinking establishments are a permitted or conditional use, up to 65% of the seating area may be credited toward the usable open space requirement.

Usable Open Space Locational Guidelines.

Purpose. Locational guidelines for usable open space are intended to help ensure that usable open space is sited and improved to provide opportunities for physical activity and social interaction. The entirety of the required usable open space shall be improved for such purposes except where Significant Natural Resources Level 1, 2, or 3, 100-year floodplain, or delineated wetlands are present.

Guidelines. Preference in the placement of usable open space should be given to sites that:

Enhance opportunities for recreation (active or passive) and access to nature;

Enhance opportunities for interaction between residents, tenants, and/or the public;

Enhance park sites adjacent to converging pedestrian routes;

Preserve otherwise unprotected natural resources and wildlife habitat on the site;

Can be combined with adjacent sites to create opportunities for larger contiguous tracts of usable open space; or

Protect lands where more intense development than open space may otherwise have an adverse impact on Significant Natural Resources, wetlands, or floodplains on adjacent properties.

Significant Natural Resource Areas and Impact Areas may be counted as usable open space consistent with Paragraph 12.50.210.D.3.

Outdoor Types of Usable Open Space Areas. The following types of public and private outdoor spaces may be counted towards minimum open space requirements:

Plazas, patios, pocket parks, and other community gathering spaces that provide opportunities for outdoor seating, dining, and social interaction;

Courtyards, balconies and yards intended for individual units;

Community gardens or similar spaces designated for urban agriculture uses;

Playgrounds;

Recreational facilities;

Habitable, landscaped roofs (which may include "green roof" treatments);

Green access lanes that do not provide vehicle access, and that comply with the standards of Subsection 12.64.640.I;

Extra sidewalk width (beyond that required for through pedestrian passage widths by Section 12.64.640) created between the building façade and the required through pedestrian passage area and furnished for outdoor dining or seating; or

Similar gathering space as approved by the Review Authority.

Indoor Usable Open Space Areas. To meet social objectives served by usable open space, interior, multi-purpose community space provided for private or public use may be counted towards the usable open space requirement if requested by the applicant and approved through discretionary review (Type II or III).

Usable Open Space Dimensional Requirements for Hardscaped Elements. Where provided, hardscaped usable open space shall meet the dimensional standards shown in Table 12.64.210-2.

Table 12.64.210-2: Minimum Usable Open Space Dimensions
Type of Usable Open Space	Required Size
Balconies or porches	Depth and width at least 6 feet
At grade patios	Depth at least 6 feet and width at least 10 feet
Private yards	Depth and width at least 10 feet
Courtyards/plazas or areas providing space for outdoor seating, dining, and social interaction	Depth at least 10 feet and width at least 20 feet; total area at least 1,000 square feet

Pedestrian-Oriented Feature Requirements. In order to create "third places" attractive to and usable by the public, usable open space areas in the Amberglen Plan District shall incorporate a minimum of 3 pedestrian-oriented features, such as, but not limited to:

Benches or low walls with incorporated seating;

Trees selected from the Public Works Design and Construction Standards Street Tree list;

Free standing planters and/or raised planting beds designed to treat stormwater and allow infiltration into the underlying soil;

Public art or sculpture;

Water features and/or drinking fountains;

Outdoor dining areas;

Play structures;

Weather canopies or sunshades; or

Other pedestrian-oriented features as proposed by an applicant if approved by the Review Authority as part of a Type II or Type III review.

Usable Open Space in Phased Developments. Usable open space in Phased Developments shall be provided in compliance with Section 12.50.210.

Exclusions. The features listed in Subsection 12.50.210.E cannot be counted as usable open space.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.220 Landscaping.

Purpose. Landscaping standards for development are intended to ensure that landscaping is designed and provided to:

Enhance the character of public and private spaces;

Create an inviting, year-round environment for pedestrians;

Reduce urban heat island effects, intercept rainwater, and support urban wildlife; and

Enhance ecological functions and provide access to nature.

Applicability. Any portion of a site not occupied by buildings, parking, improvements, or protected natural resources shall be landscaped according to the requirements of this section. This section is intended to be read in conjunction with Section 12.50.220, but supersedes Section 12.50.220 pursuant to Subsection 12.50.020.C.

CPTED Guidelines. Crime Prevention through Environmental Design (CPTED) guidelines located in Section 12.50.940 shall be considered in the design of landscaped areas to preserve site lines from sidewalks and parking areas to building entryways. Consideration shall include review for the following factors:

Clear distinction between the public and semi-private realms;

Clear sight lines along public pathways and in public spaces;

Clear views from streets to pathways, open space and car parking areas;

Opportunities for natural surveillance of lanes, sidewalks, streets, and other public spaces; and

Adequate security lighting of pedestrian and cycling routes, car parking areas, and other public spaces.

Landscaping on Public Properties. All landscaped areas in the public right-of-way, and all landscaped areas associated with any consolidated regional water quality facility, shall be designed by a registered Landscape Architect and installed in accordance with the City of Hillsboro Design and Construction Standards, or in accordance with Parks and Recreation Department specifications for parkways and any area maintained by the Parks and Recreation Department.

LIDA Standards. All landscaping and planting plans associated with private water quality facilities featuring Low Impact Development Approaches (LIDA) shall be designed in accordance with the requirements of Section 12.64.750.

Landscape Materials. Landscaping shall be designed to feature plant materials that evoke the natural character of the Pacific Northwest and that are adaptable to climatic, topographic, and hydrologic characteristics and urban constraints.

At least 75% of the plant materials shall be selected from plant lists in Appendix A of the June 2007 CWS Design and Construction Design Standards. The remaining plant materials shall be selected from naturalized and non-invasive species. Nuisance plants as defined in Section 12.01.500 are not permitted. The following exceptions are permitted:

Non-native, non-naturalized, ornamental plants featured as design accents are permitted as plantings in pots and containers.

Lawns are permitted in areas designated for active recreation.

Edible vegetables and fruits are permitted in community gardens where park and open space uses are permitted or approved.

Street tree species shall include those listed in the City of Hillsboro Design and Construction Manual.

Landscaped areas shall include a mixture of planted areas and hardscape elements, including, but not limited to:

Walls;

Seating;

Raised planters;

Pervious paving, rain gardens and other stormwater facilities, compliant with Section 12.64.750, that can serve multiple purposes; and

Other features as proposed by an applicant if approved by the Review Authority as part of a Type II or Type III review.

Installation and maintenance of plant materials shall be in accordance with the American Nursery and Landscaping Association standards and the following standards:

Plant materials shall be nursery stock or the equivalent quality and installed to industry standards or better;

Plant materials shall be staked to current industry standards or better. Stakes and guy wires shall not interfere with vehicular or pedestrian traffic; and

Planting plans associated with private water quality facilities featuring Low Impact Development Approaches (LIDA) as described in the July 2009 CWS LIDA Handbook shall be designed in accordance with the requirements of Section 12.64.750.

Minimum Sizes and Spacing for Landscaping Materials. Table 12.64.220-1 shows the minimum sizes and spacing for landscaping materials at planting:

Table 12.64.220-1: Minimum Sizes and Spacing for Landscaping Materials
Species	Minimum size at planting	Maximum spacing at planting
Deciduous trees	Single stem: 2-inch caliper Multi-stem: 8 feet height	Mature canopy width apart
Coniferous trees	6 feet height	15 feet on center; 10 feet on center if planted as a screening buffer
Large shrubs (> 6 feet mature height)	5 gallon pot	5 feet on center
Medium shrubs (> 6 feet mature height)	3 gallon pot	4 feet on center
Small shrubs (3 to 6 feet mature height)	1 gallon pot	3 feet on center
Ground covers and annuals	1 gallon pots	2 feet on center
	4-inch pots	18 inches on center
	2¼-inch pots	12 inches on center

Ground Covers Required. Ground covers are required in all planting areas, unless the entire bed is planted with shrubs that branch out so that they cover the surface of the ground. Bark, mulch or other organic soil covers are not considered to meet this standard.

Natural Vegetation. Natural existing vegetation may be counted toward required landscaping, provided that the natural vegetation is maintained continuously to remove nuisance plants and to keep natural vegetation alive.

Open Space and LIDA. Usable open space and LIDA used to manage stormwater in accordance with Section 12.64.750 may be credited towards required landscaping provided they are integrated into the overall landscape concept for the site.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.230 Tree Preservation.

General Standards for Mature Trees.

The standards of Subsection 12.50.230.C shall apply in the Amberglen Plan District, with the exception that conifer trees in Amberglen are considered mature at 20 feet in height.

Where the Review Authority determines it is impracticable or unsafe to preserve mature trees, they shall be removed and replaced in accordance with an approved landscape plan that includes new and similar trees at least 2 ½″ in caliper.

General Standards for Specimen Trees. The standards of Subsection 12.50.230.D shall apply in the Amberglen Plan District.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.240 Exterior Lighting.

Applicability and Exceptions.

Except as provided in paragraph 2, below, these standards shall apply to:

All Type II and Type III development applications in which exterior lighting is proposed or required as a condition of approval; and

Any exterior lighting installed outside the land use approval process, unless a Variance or Adjustment has been granted by the Review Authority pursuant to Section 12.80.150.

The following types of lighting are not subject to the requirements of this section:

Public street and right-of-way lighting;

Temporary decorative seasonal lighting;

Temporary lighting for emergency work or night time construction;

Temporary lighting for theatrical, television and performance areas, or for special public events;

Lighting for a special district, street or building that according to an adopted city plan or ordinance requires special lighting aesthetics as part of its physical character;

Lighting required and regulated by the FAA; and

Lighting for outdoor recreational uses such as ball diamonds, playing fields, tennis courts and similar uses, provided that: (i) light poles are not more than 80 ft. tall, (ii) maximum illumination at the property line is not brighter than 21.5 lumens/square meter, and exterior lighting is extinguished no later than 11:00 p.m.

Design Standards.

Light Trespass and Shielding. Lighting fixtures shall comply with the standards of Subsection 12.50.240.D.

Pole and Fixture Heights. Maximum pole height is 20 feet for properties containing residential uses and 35 feet for properties containing no residential uses.

Walkway Lighting. On-site walkways shall be illuminated to a minimum of level 2 footcandles.

Uplighting. General up-lighting of façades or features is not permitted.

Efficiency Standards. All exterior lighting fixtures shall meet the efficiency standards in Table 12.64.240-1.

Table 12.64.240-1: Minimum Lighting Efficiency Standards in Amberglen Plan District
Standard	UC-MD	All Other Amberglen Districts
Maximum permitted initial lamp lumens per sq. ft.	9.7 lumens/sq. ft.	13.9 lumens/sq. ft.
Maximum lamp allowance	44,000 lumens	60,000 lumens
Minimum lumens per watt of energy consumed (as documented by manufacturer's specifications or results of an independent testing laboratory)	80 lumens/watt	80 lumens/watt

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.250 Fencing and Free-Standing Walls.

Maximum Height. Fences and free-standing walls in front, side, or rear yards shall not exceed the maximum heights in Table 12.64.250-1 unless approved by the Review Authority pursuant to Section 12.80.150.

Table 12.64.250-1: Maximum Fence / Free-Standing Wall Heights
Zone	Maximum Height
Zone	Front Yard	Side Yard	Rear Yard
UC-RM	3½ feet	6 feet	6 feet
UC-MU	4 feet
UC-AC
UC-NC
UC-OR
UC-RP	6 feet

Materials.

Fences and free-standing walls shall be constructed of durable materials compatible with the primary materials used on the associated building façade. Materials may include, but are not limited to, the following:

Masonry or brick;

Solid wood with masonry or brick columns;

Wrought iron with masonry or brick columns; or

Alternative material(s) as approved by the Review Authority.

Chain link, industrial materials, and unprocessed waste materials are not permitted as fencing or free-standing wall materials.

All fences and free-standing walls shall be treated with anti-graffiti sealant.

This section is intended to be read in conjunction with Section 12.50.250, but supersedes Section 12.50.250 pursuant to Subsection 12.50.020.C.

All fences and free standing walls in the Amberglen Plan District are subject to review and approval under Section 12.80.060.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.260 Drive-Through Facilities.

Locations Restricted.

Drive-through facilities in the Amberglen Plan District shall be limited to sites adjacent to NE Cornell Rd, NE Walker Rd, NW 185th Ave, or NE John Olsen Ave.

Drive-through facilities are not permitted for eating and drinking establishments or retail product and service uses within 400 feet of an HCT station. Beyond 400 feet from an HCT station, single-lane drive-through facilities for eating and drinking establishments or retail product and service uses are permitted.

Design Requirements. The provisions in Section 12.50.875 shall apply to all drive-through facilities in the Amberglen Plan District.

(Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.270 Sidewalk Dining and Displays.

In all Amberglen zones except UC-RM, sidewalk seating for restaurants and display stands for pedestrian-oriented sales may be located on the sidewalk between the back of curb and the back of the sidewalk if such activities meet the following standards:

The activity has received a Street Vendors License under Hillsboro Municipal Code Section 5.36;

The activity occurs only when the related business is open for business (unless otherwise permitted by the Street Vendor License); and

The activity maintains at least 5 feet unimpeded sidewalk clearance for pedestrian movement.

(Ord. 6401 § 1, 2022)

§ 12.64.280 Outdoor Display and Storage.

In all Amberglen zones except the UC-RP zone, permanent outdoor display or storage of materials or equipment by commercial uses is not permitted.

Within the UC-RP zone, outdoor storage of inventory or equipment is permitted. The provisions in Section 12.50.880 shall apply to outdoor storage in the UR-RP zone.

The term "equipment" as used in this subsection does not apply to motor vehicles licensed for street use and regularly used in the conduct of business.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.300 Vehicle and Bicycle Parking.

Vehicle and bicycle parking standards for the Amberglen Plan District include the following sections:

12.64.310	Applicability
12.64.320	Number of Spaces Required
12.64.330	Adjustments for Reduced or Increased Parking
12.64.340	Off-Site Parking
12.64.350	Vehicle Loading
12.64.360	On-Site Parking and Loading: Location, Design and Improvements
12.64.370	Bicycle Parking

(Ord. 6401 § 1, 2022)

§ 12.64.310 Applicability.

The standards in this section apply to:

All new construction in the Amberglen Plan District; and

All redevelopment or expansions of existing structures that increase the Gross Floor Area (GFA) of the existing structure by more than 20%.

Compliance with this section is not required for change of occupancy of an existing building: this provision supersedes the requirement of Subsection 12.50.410.B regarding provision of bicycle parking with changes of use.

Unless otherwise provided in Section 12.64.340, all required parking shall be located on-site on the same property as the use it serves, or in the adjacent public right-of-way.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.320 Number of Spaces Required.

Development and redevelopment shall comply with the minimum and maximum vehicle parking and minimum bicycle parking requirements in Table 12.64.320-1. Maximum parking includes short-term and guest parking but does not include parking designed and restricted to shared cars, vanpools, handicapped or fleet vehicles.

Table 12.64.320-1: Minimum, Maximum, and Bicycle Parking Requirements in the Amberglen Plan District (required spaces per 1000 sq. ft. are GFA unless specified otherwise)
Use	Vehicle Minimum	Vehicle Maximum	Bicycle Minimum
Residential Use Categories
Single detached dwellings and duplexes	0.75 per unit	2 per unit	None
Townhouses	0.75 per unit	2 per unit	1 per unit
Triplexes and quadplexes	0.75 per unit	2 per unit	1 per unit
Multiple-dwelling structure	0.75 per unit	2 per unit	1 per unit
Live-work dwelling	.5 per unit	2 per unit	1 per unit
Group Living	2 per facility	1 per bedroom	1 per unit
Residential Services	.25 per resident plus 1 per caregiver	.75 per resident	1 per unit
Residential Business	2 per unit	3 per unit	1 per unit
Commercial Use Categories
Commercial Lodging	.5 per guest room + .3 per FTE employee	1 per guest room + .6 per FTE employee	.125 per 1,000 sq. ft. GFA
Commercial Recreation	NA	6.5 per 1,000 sq. ft.	1.5 per 1,000 sq. ft.
Commercial Parking	NA	NA	1 per 20 auto spaces
Durable Goods Sales		3.2 per 1,000 sq. ft.	.125 per 1,000 sq. ft., minimum 2 spaces
*Eating and Drinking Establishments (see below)*
Fast food	NA	7 per 1,000 sq. ft.	2 per 1,000 sq. ft., minimum 2 spaces
Casual dining	NA	12 per 1,000 sq. ft.	.25 per 1,000 sq. ft., minimum 2 spaces
Fine dining	NA	10 per 1000 sq. ft.	.125 per 1,000 sq. ft., minimum 2 spaces
Educational Services	.1.5 space per FTE student and employee	.3 space per FTE student and employee	Spaces equal to 5% of FTE student and employee
*Office (see below)*
General	NA	3.4 per 1,000 sq. ft.	.125 per 1,000 sq. ft., minimum 2 spaces
Medical, Dental, Veterinary	NA	4.9 per 1,000 sq. ft.	.25 per 1,000 sq. ft., minimum 2 spaces
Retail Products and Services	NA	5 per 1,000 sq. ft.	.25 per 1,000 sq. ft., minimum. 2 spaces
Self-Service Storage	NA	1 per 20 storage units	1 per 20 storage units
Vehicle Service and Repair	NA	2 per 1,000 sq. ft. in primary building	1 per 1,000 sq. ft. in primary building
Industrial Use Categories
Industrial Services	NA	2 per 1,000 sq. ft.	.125 per 1,000 sq. ft., minimum 2 spaces
Manufacturing and Production	NA	2 per 1,000 sq. ft.	.125 per 1,000 sq. ft., minimum 2 spaces
Solid Waste Recycling	NA	NA	NA
Vehicle Storage	NA	NA	NA
Warehouse and Freight Movement	NA	NA	NA
Wholesale Sales	NA	NA	NA
Institutional Use Categories
Colleges and Universities	1.5 per 1,000 sq. ft.	3.0 per 1,000 sq. ft.	5% of FTE students and employees
Community Services	NA	6.5 per 1,000 sq. ft.	1.5 per 1,000 sq. ft., minimum 2 spaces
Detention Facilities	1 per 1,000 sq. ft.	1.5 per 1,000 sq. ft.
Hospitals	1.5 per 1,000 sq. ft.	3.0 per 1,000 sq. ft.	.125 per 1,000 sq. ft.
Major Assembly Facilities	NA	.5 per seat	1 space per 20 seats
Schools	0.4 per FTE employee	0.8 per FTE employee	Spaces equal to 10% of FTE, non-bussed day students
Infrastructure and Utilities Use Categories
Aviation Uses	NA	NA	NA
Parks and Open Space	NA	NA	NA
Public Safety Facilities	NA	.8 per FTE employee	.25 per 1,000 sq. ft. GFA
Surface Alternative Transportation Facilities	NA	NA	NA
Telecommunication Facilities	NA	NA	NA
Utility Facilities	NA	NA	NA

(Ord. 6294 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.330 Adjustments for Reduced or Increased Parking.

Adjustments in General. The parking requirements in Table 12.64.320-1 may be adjusted as indicated in subsections B through I, below, with the following exceptions: the combined effect of any Adjustments shall not reduce required vehicle parking by more than 50%; reductions below minimum parking requirements shall not reduce maximum parking permitted; and additional off-street parking may be required if the City Engineer finds that more parking is necessary to avoid adverse impacts to traffic flow on surrounding streets. Requests for Adjustments shall be processed under a Type II or Type III process as specified in Section 12.80.154 or 12.80.156, except that the criteria in this section supersede the criteria in Subsections 12.80.158.F and G.

Adjustments for Joint Use Parking. Where 2 land Uses in separate use categories share a parking lot or structure, the total off-site parking required for those Uses may be reduced by the factors shown in Table 12.64.330-1. Total off-street parking required shall be the sum of the 2 parking requirements for the 2 Uses divided by the factors for that combination of Uses shown in Table 12.64.330-1. If 3 or more Uses share a parking lot or structure, required parking shall be calculated by applying Table 12.64.330-1 to the 2 Uses with the largest parking requirements, then adding the required parking for the additional Uses.

Table 12.64.330-1: Joint-Use Parking Reduction Factors in the Amberglen Plan District
Property Use	Residential	Institutional	Commercial Lodging, Eating and Drinking, or Major Assembly	Retail Products and Services	Office
Residential
Institutional	1.1
Commercial Lodging, Eating & Drinking, or Major Assembly	1.1	1.2
Retail Products and Services	1.2	1.3	1.3
Office	1.3	1.5	1.7	1.2

Credit for On-Street Parking. Minimum required off-street parking shall be reduced by 1 space for each on-street parking space located immediately in front of the development site as described in paragraphs 1 and 2, below. Credit for on-street parking applies to parking for the primary structure as a whole, and not to any specific use on the parcel.

On Interior Lots. On-street spaces include only those on the same street side as the development, where more than half the length of the parking space is located between the 2 extended side lot lines of the site.

On Corner Lots. On-street spaces include only those on the same street side as the development, where more than half the length of the parking space is located between the extended side lot line of the site and the street intersection.

Age-Restricted Housing. Minimum required off-street parking for multi-dwelling residential or group living Uses shall be reduced by 50% for each structure in which at least 80% of the units are restricted to occupancy by persons over 60 years of age or where at least 80% of the units are restricted to occupancy by persons meeting the Federal Housing Administration definition of "handicapped" individuals.

Shared Car and Van Pool Spaces. Minimum required off-street parking for all Uses shall be reduced by 4 spaces for each automobile parking space signed and reserved for use by shared car services and by 8 spaces for each automobile space signed and reserved for use by a vanpool service. If this credit is used, the property owner shall be responsible for ensuring that the shared car and van pool spaces are not occupied by other vehicles.

Transit Proximity. Minimum required parking for all Uses shall be reduced by 25% for all properties located partially or entirely within 1,300 ft. of a light rail station or a high capacity transit stop.

Shared Parking Structure. At the applicant's option, minimum required vehicle parking may be reduced by up to 25%, or maximum permitted vehicle parking may be increased by not more than 25%, if at least 80% of the required vehicle parking for 2 or more adjacent properties in separate ownership is provided in a single parking structure.

Bicycle Parking. Except for schools, if a use requires more than 50 bicycle parking spaces to be provided, the amount of bicycle parking required above 50 spaces may be reduced by up to 75%.

Parking Impact Study. The minimum and maximum vehicle parking and minimum bicycle parking standards in Table 12.64.320-1 may be adjusted if the applicant submits a parking impact study supporting the request for Adjustment, and the Planning Director finds that the study reflects the parking needs of the property more accurately than Table 12.64.320-1. To qualify for parking Adjustments based on a parking study, the applicant must consult with the City prior to preparing the parking impact study, and the City may require that the applicant use specific assumptions or data sources in the preparation of the study. The Planning Director is not required to accept the results of the parking impact study or to approve the requested parking Adjustment.

(Ord. 6401 § 1, 2022)

§ 12.64.340 Off-Site Parking.

If an applicant chooses to demonstrate that required vehicle parking cannot be practicably located on-site, it may be located not farther than 600 feet from the use it serves, in a parking structure or surface parking lot. The 600 foot distance shall be measured on a sidewalk or other pedestrian route from the nearest point of the parking structure or parking lot to a pedestrian entrance of the served use.

To provide required parking off-site, documentation shall be provided to the City that the use has the right to construct or use the required number of spaces in the off-site location for at least 10 years, and that those spaces are not required to meet the minimum parking requirements of any other use.

Approval to use off-site required parking shall be formalized in an agreement between the applicant and the owner of the off-site location, in a form acceptable to the City. The agreement shall stipulate that if the off-site parking becomes unavailable for any reason during the minimum 10-year period, replacement parking will be provided no further from the property than the original parking for the remainder of the 10-year period.

Wherever off-site parking is used, the property owner shall require on-site employees to park in the off-site parking to preserve as many on-site parking spaces as possible for patrons and residents.

(Ord. 6401 § 1, 2022)

§ 12.64.350 Vehicle Loading.

Loading spaces meeting the number and dimensional standards in Table 12.64.350-1 shall be provided for primary structures containing at least 25,000 sq. ft. of gross floor area, if the structures are occupied by land Uses requiring regular or periodic receipt or distribution of materials or merchandise by vehicles with a gross weight over 25,000 pounds.

Table 12.64.350-1: Minimum Number and Dimensions of Loading Spaces Where Required
Primary Structure Size	Minimum Spaces Required	Minimum Space Dimensions
25,001-50,000 sq. ft. GFA	1 space	20 ft. x 12 ft. x 15 tall
50,001-100,000 sq. ft. GFA	2 spaces	1st space: 20 ft. x. 12 ft. x 15 tall 2nd space: 40 ft. x. 12 ft. x 15 tall
> 100,001 sq. ft. GFA	3 spaces	1st space: 20 ft. x. 12 ft. x 15 tall 2nd and 3rd spaces: 40 ft. x. 12 ft. x 15 tall

(Ord. 6401 § 1, 2022)

§ 12.64.360 On-Site Parking and Loading: Location, Design and Improvements.

Location.

Where provided, surface parking shall be located either:

Behind the primary building, such that the primary building is located between the surface parking area and the street; or

Beside the primary building. Where surface parking is provided beside the primary building, the following standards shall be met:

The closest edge of the surface parking area or driving aisle is located at least 50 feet from any street as measured from back of the curb; and

ii.

Access to the surface parking area is not provided from the primary street frontage unless no other access point is available.

Surface parking is Not Permitted between the street-facing façade line and the street.

Area of New Surface Parking Lots. New surface parking lots constructed after July 5, 2012 for new primary structures containing 200,000 sq. ft. or more GFA, shall occupy no more than 25% of the gross area of the subject property. This percentage limitation shall apply to internal drive aisles but not to access driveways to or from the parking lot.

Compliance with Improvement Standards. Surface parking and parking structure design, and lighting shall comply with the requirements of Section 12.50.360.

Compliance with Parking Space and Aisle Dimensions Standards.

Except as provided in paragraph 2, below, all parking shall comply with the standards of Subsection 12.50.360.C regarding space and drive aisle dimensions and layout.

In surface parking lots, parking space dimensions may be reduced to 16 feet x 8.5 feet for 90-degree parking. Parking aisle widths may be reduced to 20 feet to reduce surface runoff and to accommodate Habitat-Friendly Design and Construction or other Low Impact Development Approaches (LIDA).

Electric Car Charging. In parking facilities larger than 100 vehicle parking spaces, at least 1 publicly-accessible electric car charging point within a rated capacity of at least 240 volts shall be provided per 100 spaces or portion thereof.

Accessible Parking Requirements. Accessible parking spaces shall be located and improved in compliance with Subsection 12.50.360.C.

Parking Lot Screening and Landscaping.

Perimeter Landscaping and Screening. Perimeter landscaping and screening shall comply with Subsection 12.50.360.F.3 with the following exceptions:

The minimum width for a parking lot perimeter planting strip along an Arterial right-of-way, as specified in Table 12.50.360-1, shall be increased from 6 feet to 10 feet.

Perimeter planting strips at the required widths may incorporate LIDAs that comply with Section 12.64.750, as approved by the Review Authority.

Interior Landscaping. Interior landscaping and screening shall comply with Subsection 12.50.360.F.4 with the following exceptions:

If the total area of the interior parking lot landscaping required in Subsection 12.50.360.F.4 would exceed 10% of the parking lot area under this standard, the area of required landscaping shall be limited to 10% except where requested by the applicant.

Where practicable, planting islands shall incorporate LIDA to manage parking lot runoff within landscaped areas that comply with Section 12.64.750.

Lawn is Not Permitted as a ground cover in parking lot islands.

Parking Lot Landscaping Maintenance.

Maintenance shall be provided for all required parking lot landscaped areas. All landscape plantings and man-made features shall be maintained in good condition, or otherwise replaced by the owner.

Sustainable maintenance practices shall be used to care for required landscaping. Such practices may include, but are not limited to: drip (rather than spray) irrigation; integrated pest management; and organic natural controls.

Dead plantings shall be promptly replaced by the property owner with an equivalent type (i.e., evergreen shrub replaces evergreen shrub; deciduous tree replaces deciduous tree, etc.).

(Ord. 6149 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.64.370 Bicycle Parking.

At least 2 bicycle parking spaces required by Table 12.64.320-1 shall be covered or in lockers consistent with Subsection 12.50.410.G. Ten percent of all remaining required bicycle parking shall also be covered or in lockers.

All bicycle parking improvements shall comply with Subsection 12.50.410.F.

Residential units are exempt from bicycle parking requirements if each dwelling unit has an assigned, enclosed, individual garage or carport space at least 80 sq. ft. in area.

(Ord. 6401 § 1, 2022)

§ 12.64.400 Pedestrian and Bicycle Connectivity and Circulation.

This section is intended to be read in conjunction with Section 12.50.400, but supersedes Section 12.50.400 pursuant to Subsection 12.50.020.C.

On-Site Pedestrian and Bicycle Circulation. New development or redevelopment in all zones except UC-RP shall provide an interconnected network of on-site pedestrian/bicycle accessways to allow direct access to and between:

Primary building entrances;

Sidewalks, walkways, and bicycle lanes on adjacent properties and streets that extend to the boundaries shared with the applicant's property;

Adjacent or on-site bus or LRT stops;

Adjacent or on-site parks, trail systems, community gardens, open space areas, greenways, or other public or civic uses;

Existing or planned Green Access Lanes; and

Any existing or planned Greenway Trails.

Aligning Accessway Crossings. Wherever practicable, entry points of required accessways shall align with pedestrian crossing points along adjacent streets and with adjacent street intersections.

Allowing Accessway Crossings. Curb cuts or other features shall be provided to allow direct connections for pedestrian/bicycle movement at locations where curbs or other channelization have been used to control vehicle movements. Examples where curb cuts may be needed include driveway medians, curbs between individual parking areas and curbs/fences that prevent access to pedestrian/bicycle facilities directly from a parking lot.

Access to School Routes. Where the City, county or school district is implementing a program in support of, or funded by, the Federal Safe Routes to School program and that program includes a sidewalk, walkway, or trail adjacent to the boundaries of a development or redevelopment involving residential uses, the project design shall allow project residents to access the designated school route in a convenient and relatively direct manner.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.500 Street Location and Connectivity Standards.

Street location and connectivity standards for the Amberglen Plan District include the following sections:

12.64.510	Purpose
12.64.520	Applicability
12.64.530	General Street Connectivity and Circulation Standards
12.64.540	Street Location and Connectivity
12.64.550	Street Connectivity and Block Length Requirements

(Ord. 6401 § 1, 2022)

§ 12.64.510 Purpose.

The unique Amberglen Plan District access and street standards are intended to accomplish the following purposes:

To promote a compact, pedestrian and transit-oriented environment in the City's urban centers; and

To establish a connected framework of streets, pathways, access lanes, parks, plazas, and natural areas to provide access to development, to enhance access to nature, recreation, and social opportunities, and to efficiently manage stormwater runoff.

(Ord. 6401 § 1, 2022)

§ 12.64.520 Applicability.

The provisions of Section 12.64.500 shall apply to all development and redevelopment in the UC-RM, UC-MU, UC-AC, UC-NC, and UC-OR zones, unless otherwise specified by the provisions in this section.

The provisions shall also apply in those zones to expansions of existing structures that increase Gross Floor Area (GFA) by more than 20%, unless otherwise specified by the provisions in this section.

Expansions of GFA smaller than 20% shall comply with either the provisions of this section or the development standards applicable to the structure prior to July 5, 2012.

These provisions supersede the requirements of Section 12.50.520 in the Amberglen Plan District only.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.530 General Street Connectivity and Circulation Standards.

Streets and connectivity elements shall comply with the requirements of this section and the Public Works Design and Construction Standards.

Cul-de-sacs or dead end streets are not permitted, except where topography, pre-existing development, or other site constraints limit connectivity or where regulations implementing Title 3 of the adopted Metro Urban Growth Management Functional Plan or City Goal 5 Resource Protection requirements limit connectivity. If a street connection cannot be reasonably provided as a result of 1 or more of the site constraints outlined in this subsection, a Green Access Lane shall be provided.

Determination of required street and off-site improvements shall be consistent with the requirements of Section 12.70.200.

When a traffic impact report is required pursuant to Section 12.70.200, the pedestrian circulation study shall be required regardless of the distance of the development from an LRT station.

In the case of a conflict between the standards of this section and other sections of the Community Development Code or the Public Works Design and Construction Standards, the requirements of this section shall apply.

(Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.540 Street Location and Connectivity.

General street locations shall be consistent with Figure 12.64.540-A. Flexibility in the alignment of all streets may be approved through a Type II or Type III approval process pursuant to Section 12.70.040 or 12.70.050.

Streets identified in Figure 12.64.540-A are not sufficient to meet the maximum block size standards in Subsection 12.64.550.B unless additional bicycle and pedestrian connections are provided. To provide flexibility for the location and design of local access while ensuring pedestrian and bicycle connectivity, local streets or Green Access Lanes in addition to those identified on Figure 12.64.540-A. shall be provided as necessary to meet the connectivity and circulation standards of this section.

Figure 12.64.540-A: Amberglen Plan District Street Classification Map

(Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.550 Street Connectivity and Block Length Requirements.

Block Configuration.

Blocks shall generally be square or rectangular, but may vary in shape to protect natural features or respond to site constraints.

To the maximum extent practicable, streets and Green Access lanes shall be oriented to create block and lot configurations with longer dimensions on an east-west axis to improve opportunities for use of passive solar principles.

Maximum Block Size. The following standards shall apply throughout the Amberglen Plan District except in the UC-RP zone:

Block length shall not exceed 300 feet except as specified in paragraphs 2 and 3, below;

Blocks up to 400 feet in length are permitted between a street and an abutting Significant Natural Resource Area, an existing or planned greenway or nature park, or any other barrier as defined in Subsection 12.50.530.B;

Blocks up to 600 feet in length are permitted if a Green Access Lane or comparable mid-block pedestrian connection is provided, as approved by the Review Authority; and

For the purposes of this subsection, blocks shall be measured from curb to curb, regardless of whether the street is public or private.

Lot and Block Access. Blocks may include alleys, driveway entrances, or Green Access Lanes in 1 of the following configurations illustrated on Figure 12.64.550-A:

Mid-Block Access: Includes an alley or Green Access Lane running through or near the center of the block;

"H" Configuration: Allows development to front on all 4 block faces; or

"T" Configuration: Includes 2 perpendicular alleys or Green Access Lanes within a block, allowing development to front on 3 block faces.

Variations to these access configurations may be granted for locations where the number of block faces may be limited due to barriers such as topography, Significant Natural Resource areas, rail routes, existing or planned greenways or nature parks.

Flag lots are Not Permitted.

Figure 12.64.550-A: Amberglen Plan District Block Configurations

Top: Mid-Block access option and "H" Configuration.

Bottom: Alternate Mid-Block access option and "T" Configuration.

(Ord. 6401 § 1, 2022)

§ 12.64.600 Street Design and Character.

Street design and character standards for the Amberglen Plan District include the following sections:

12.64.610	General Applicability and Design
12.64.620	Maintenance of Landscaping and Irrigation in Rights-of-Way
12.64.630	Street Trees
12.64.640	Street Cross-Sections and Design Standards
12.64.650	Streetscape Standards

(Ord. 6401 § 1, 2022)

§ 12.64.610 General Applicability and Design.

Street design elements, including but not limited to lane widths, sidewalks, bike facilities, medians, pavement treatment, street trees, vegetated green street planters, and landscape areas shall be consistent with the standards in Section 12.64.640 and Section 12.64.650.

Variations to these standards to accommodate unique site considerations (e.g. terrain, soil, established development, or other site constraints) or to increase street tree coverage, establish multi-function drainage systems, accommodate vegetated roundabouts, or mitigate the impact of stream crossings may be approved through a Type II or Type III approval process pursuant to Section 12.70.040 or Section 12.70.050.

Public or Private Streets.

Any street or street segment classified on Figure 12.64.540-A as an Arterial, Community Arterial, Collector, Neighborhood Route, Commercial/Industrial, or Local-Public shall be a public street under the jurisdiction of the City of Hillsboro.

Individual street segments or features for any street classified on Figure 12.64.540-A as Local may be either publicly or privately owned, as determined under subsection D, below.

Individual Green Access Lane segments or features shall be privately owned. On a Green Access Lane, public access for bicycles and pedestrians shall be granted through a recorded easement in a form acceptable to the City.

Local street segments provided to comply with the connectivity and circulation standards in Section 12.64.500 may be privately owned only if they comply with the following standards:

On a Local street segment, public access for automobiles, bicycles, and pedestrians shall be granted through a recorded easement.

Design of private Local streets shall comply with standards and cross-sections identified in Section 12.64.640 for Mixed-Use Commercial Street-Private or Mixed-Use Residential Street-Private as applicable. Private Local streets shall also comply with the Public Works Design and Construction Standards for public Local streets as determined by the City Engineer.

Design of private Green Access Lanes shall comply with standards and cross-sections in Section 12.64.640 and shall also comply with the City of Hillsboro Design and Construction Standards for public streets as determined by the City Engineer.

Any designs or specifications for public streets, street lighting, traffic signals, water lines, storm sewer lines and sanitary sewer lines, including construction materials, traffic control, regulatory signage, street trees and other improvements in the public-right-of-way not addressed by this section shall comply with the Public Works Design and Construction Standards.

Private street segments, Green Access Lane segments, and common driveways providing fire access shall meet public street construction standards in the Public Works Design and Construction Standards related to fire access. Such streets and common driveways shall also meet the access requirements of the City Fire Marshal.

All properties abutting public or Private streets shall provide a minimum 8 foot wide public utility easement (PUE) adjacent to the public right-of-way or Private street tract unless a different PUE standard is applied through the development approval process.

As new Private streets and access lanes are constructed, or existing Private streets are redeveloped, Low Impact Development Approaches (LIDA) may be constructed in accordance with Section 12.64.750 to provide sustainability benefits, LEED credits, or other development objectives. However, all water quality treatment provided to meet City stormwater management requirements will be provided in regional water quality facilities identified in the Amberglen Stormwater Management Plan, and individual LIDA improvements are not required.

Roundabouts shall be considered for any intersection that meets signal warrants. Final intersection design requirements shall be determined by the City Engineer.

(Ord. 6401 § 1, 2022)

§ 12.64.620 Maintenance of Landscaping and Irrigation in Rights-of-Way.

Maintenance of all plantings, landscape materials, green street facilities, and irrigation in the right-of-way on public and Private streets, including medians, shall be ensured through a maintenance agreement in a form acceptable to the City, with the exception of any parkway landscaping and irrigation the Parks Department agrees to maintain.

(Ord. 6401 § 1, 2022)

§ 12.64.630 Street Trees.

Applicability. These standards apply to all development which includes or will be required to provide street trees on public street frontages, Private street frontages, or Green Access Lanes.

General Requirements.

Unless otherwise specified in this section, street trees shall be planted in compliance with Public Works Design and Construction Standards. The Design and Construction Standards requirements shall apply to public streets, and also to Private streets and green access lanes provided to meet the connectivity standards in Section 12.64.500.

Tree species shall be selected from the Public Works Design and Construction Standards Approved Street Tree Species list, except where a tree species is identified for a specific location as required by this section or and as approved by the City Engineer.

Columnar trees and shrubs shall be planted in street medians.

Street tree spacing in the Amberglen Plan District shall be based upon tree species and canopy size at maturity. The planting area shall be at least 24 sq. ft. in area, typically configured at 4 feet by 6 feet. Trees shall be spaced approximately 20 feet on center, and at a maximum 27 feet on center. The selection of tree species based on tree spread shall be consistent with this spacing. This spacing standard supersedes the D & C Standards.

Exceptions to the spacing standard in Subsection 4, above, may be approved by the Review Authority:

Where a tree location would conflict with street lights, existing trees, retaining walls, utilities, traffic control devices, and similar physical barriers; or

Where alternative street tree spacing is required as specified in subsection C, below.

Street trees shall be maintained and replaced as necessary in compliance with the Public Works Design and Construction Standards for street tree establishment.

Specific Requirements on NE Stucki Ave.

Special street tree requirements apply on NE Stucki Ave as illustrated on the Green Boulevard cross-section Figures 12.64.640-H and 12.64.640-I. The intent of these special standards is to continue the boulevard design on NE Evergreen Pkwy between NE Stucki Ave and NE Amberglen Pkwy.

Street trees species on NE Stucki Ave between NE Cornell Rd and NE John Olsen Ave shall be similar in character to the existing London Plane Sycamore trees on NE Evergreen Pkwy between NE Stucki Ave and NE Amberglen Pkwy.

Street trees on NE Stucki Ave shall be planted at a maximum of 21 feet on center.

Assurances. The City shall require the developer to provide a performance and maintenance bond in an amount determined by the City Engineer, to ensure the planting of the tree(s) and care during the establishment period in the D & C Standards.

(Ord. 6294 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.640 Street Cross-Sections and Design Standards.

In General. The street cross-sections and design standards listed below shall apply as shown on Figure 12.64.640-A. These street cross-sections and design standards apply only to streets and street segments classified with the design types identified in Section 12.64.640.

Variations to these street cross-sections and other requirements of Section 12.64.640 may be required by the City Engineer at the approach to an intersection or for fire apparatus access. Cross-sections may also be adjusted to be consistent with any approved Safe Routes to Schools plan applicable to that street segment.

Street cross-sections and design standards not classified with the design types identified in Figure 12.64.640-A shall be designed and constructed to comply with the Public Works Design and Construction Standards.

When the alignment of the High Capacity Transit Route is finalized, 1 or more of these cross-sections will be revised to accommodate the High Capacity Transit right-of-way.

Figure 12.64.640-A: Street Design Types

Mixed-Use Commercial Street. Mixed-Use Commercial Streets are intended to promote an active, pedestrian-friendly environment at the street level. They are typically enclosed by building façades, wide sidewalks, and outdoor seating and dining areas. Landscaped curb extensions soften the street's appearance and allow for additional landscaping and the management of stormwater.

Design. Design of public streets shall comply with Figure 12.64.640-B and design of Private streets shall comply with Figure 12.64.640-C.

Operating Speed. Operating speed is estimated at 20 miles per hour. At this rate of travel, bicycles and vehicles share the travel lane.

Streetscape Standards. The commercial focus streetscape standards in Figure 12.64.650-A shall apply unless modified through a Type II or a Type III approval process.

Figure 12.64.640-B: Mixed-Use Commercial Street Cross-Section: Public Street

Figure 12.64.640-C: Mixed-Use Commercial Street Cross-Section: Private Street

Mixed-Use Residential Street. Mixed-Use Residential Streets are intended to promote a quiet and inviting street environment for residents. Raised stoops and outdoor porches and patios provide a more gradual transition between the sidewalk and the building façade, create a more visually open and relaxed character, and provide an area for landscaping within the private realm.

Design. Design of public streets shall comply with Figure 12.64.640-D. Design of Private streets shall comply with Figure 12.64.640-E.

Operating Speed. Operating speed is estimated at 20 miles per hour. At this rate of travel, bicycles and vehicles share the travel lane.

Streetscape Standards. The commercial focus streetscape standards in Figure 12.64.650-A shall apply in Retail Focus Frontage areas shown on Figure 12.64.640-A. The residential focus streetscape standards in Figure 12.64.650-B shall apply outside of Retail Focus Frontage areas. Either streetscape standard may be modified through a Type II or a Type III approval process.

Figure 12.64.640-D: Mixed-Use Residential Street - Cross-Section: Public Street

Figure 12.64.640-E: Mixed-Use Residential Street - Cross-Section: Private Street

Park Street. Park streets are intended as a transition between the more intense mixed-use development that will line the central park and the park itself. While the development edge incorporates aspects of both Mixed-Use Retail and Residential streets, the park edge incorporates a multi-use path for bicycles and pedestrians. A high-capacity transit route may also be incorporated in some locations.

Design. Street design shall comply with Figure 12.64.640-F.

Operating Speed. Operating speed is estimated at 20-25 miles per hour. At this rate of travel, bicycles and vehicles share the travel lane.

Urban Multi-Use Path. Urban multi-use paths shall be provided as shown on Figure 12.64.540-A on NE Amberglen Pkwy between NE Amberglen Pkwy and NE Compton Dr, and on NE Wilkins St, between NE Amberglen Pkwy and NE Compton Dr. Design requirements for urban multi-use path improvements and adjacent landscaping shall be reviewed and approved by the Parks Director.

Figure 12.64.640-F: Park Street Cross-Section

Urban Collector. Urban Collectors are intended to provide a safe and inviting environment for walking and biking while accommodating higher volumes of traffic. Landscaped medians, protected bike lanes, and detached sidewalks contribute to the overall character of the street.

Design. Street design shall comply with Figure 12.64.640-G.

Operating Speed. Operating speed is estimated at 25-30 miles per hour. Bicycle access shall be provided on raised cycle track lanes to provide grade separation from vehicles.

Streetscape Standards. The residential focus streetscape standards in Figure 12.64.650-B shall apply outside of Retail Focus Frontage areas shown on Figure 12.64.640-A, and the commercial focus streetscape standards in Figure 12.64.650-A shall apply in Retail Focus Frontage areas, unless those standards are modified through a Type II or a Type III approval process.

Urban Multi-Use Path. An urban multi-use path shall be provided as shown on Figure 12.64.640-A on 2 Urban Collector segments: NE Amberglen Pkwy between NE Amberglen Pkwy and NE Compton Dr; and NE Wilkins St between NE Amberglen Pkwy and NE Compton Dr. Design requirements for urban multi-use path improvements and adjacent landscaping are subject to review and approval by the Parks Director.

Figure 12.64.640-G: Urban Collector Street Cross-Section

Green Boulevard. The Green Boulevard is intended to provide the primary vehicular route through the Amberglen Plan District. Landscaped medians, protected bike lanes, and detached sidewalks contribute to the overall character, width, and grand scale of the street while providing a safe and inviting environment for walking and biking. Double rows of London Plane trees relate to the signature streetscape at Amberglen Parkway, and provide a unified character for the Amberglen/Tanasbourne Regional Center.

Design. Street design shall comply with the following standards, as applicable:

With Figure 12.64.640-H north of NE Wilkins St and south of NE Amberglen Pkwy to the LRT station; or

With Figure 12.64.640-I between NE Wilkins St and NE Amberglen Pkwy.

Operating Speed. Operating speed is estimated at 30-35 miles per hour. Bicycle access shall be provided on raised cycle track lanes to provide grade separation from vehicles.

Urban Multi-Use Path. An urban multi-use path shall be provided from NE Wilkins St to NE Amberglen Pkwy. Design requirements for urban multi-use path improvements and adjacent landscaping shall be subject to review and approval by the Parks Director.

Adjustments for Water Quality Facilities. The Green Boulevard cross-section may be adjusted to provide water quality facilities from NE Wilkins St to NE Amberglen Pkwy adjacent to Bronson Creek, pending completion of Amberglen District Stormwater Management Plan.

Figure 12.64.640-H: Green Boulevard Cross-Section: Stucki Ave, Cornell to Wilkins and Amberglen Pkwy to LRT

Figure 12.64.640-I: Green Boulevard Cross-Section: Stucki Ave, Wilkins to Amberglen Pkwy

Green Connector Street. Green connector streets are intended to provide clear linkages between multi-use pathways, greenway trails and the central park. A broad parkway provides an opportunity to integrate native vegetation and signature trees as an extension of adjacent greenways both for visual interest and for conveyance of stormwater through swales to regional water quality facilities. The urban multi-use paths connect the central park pathway loop to the future Bronson Creek regional trail to the east, and the Rock Creek Regional Trail to the west.

Design. Street design shall comply with Figure 12.64.640-J.

Operating Speed. Operating speed is estimated at 20 miles per hour. At this rate of travel, bicycles and vehicles share the travel lane.

Urban Multi-Use Path. An urban multi-use path shall be provided within a parkway. Parkway landscaping shall be primarily native trees and shrubs and shall feature signature conifers to distinguish the parkway routes and assist in wayfinding. Design requirements for parkway landscaping and urban multi-use path improvements shall be subject to review and approval by the Parks Director.

Stormwater Facilities. Where grades allow, stormwater in the parkway areas may be conveyed through landscape swales to regional water quality facilities identified in the Amberglen Stormwater Management Plan.

Figure 12.64.640-J: Green Connector Street Cross-Section

Festival Street. The Festival Street is a unique street intended to provide a plaza area at the south end of the Central Park that can accommodate an east/west street connection with limited traffic volumes. Traffic may be restricted for special events, allowing the Festival Street to serve as an extension of the Central Park.

Design. Street design shall comply with Figure 12.64.640-K.

Operating Speed. Operating speed is estimated at 15 to 20 miles per hour. At this speed, vehicles and bicycles share the travel lane.

Design Elements and Requirements.

Construction of a Festival Street shall include the following design elements:

Street lights, street trees, and seating;

ii.

Curbless travel lanes separated from pedestrian areas by bollards (which may be removable), street light poles, or other vertical features; and

iii.

Scored concrete paving extended in a continuous pattern across pedestrian plaza areas and travel lanes.

In addition to the elements listed in Subsections a.i through a.ii, above, elements such as a water feature, landscaped areas, and Green Street planters may be integrated with the plaza area design as determined by the Parks Director.

Final location of the travel lanes, and plaza design requirements and specifications shall be subject to review and approval by the Parks Director.

Figure 12.64.640-K: Festival Street Cross-Section

Green Access Lane. Green Access Lanes are intended to provide pedestrian and bicycle connectivity through longer blocks and development sites. They may also accommodate emergency access and vehicle access to adjacent development. Green Access Lanes increase access to sunlight, and may serve as a transition area to private residential patios and entries. Enhanced landscaping and seating requirements are intended to create a park-like character. Stormwater quality treatment through bio swales or LIDA facilities is not required; but an applicant may choose to incorporate these elements in the streetscape to meet LEED requirements or other sustainability and design objectives.

Applicability.

Green Access Lanes designed in accordance with the standards in Subsection 4, below, may be proposed to satisfy connectivity and circulation requirements of Section 12.64.500. The connectivity and circulation requirements shall be satisfied by whether or not vehicle access is provided.

Green Access Lanes are not mapped on Figure 12.64.640-A, except for locations adjacent to Arterials under the jurisdiction of Washington County where bicycle and pedestrian access is required and vehicle access is Not Permitted.

Design. Street design shall comply with Figure 12.64.640-L, and as illustrated by the examples in Figure 12.64.640-M.

Pedestrian and Vehicle Access.

Green Access Lanes provide pedestrian access and may also provide shared bicycle access, fire access, and secondary vehicle access to parking facilities associated with adjacent development.

Where vehicle access is provided, operating speed is estimated at 15 miles per hour. At this speed, vehicles, pedestrians and bicycles share the road.

Green Access Lanes that do not provide vehicle access and are designed in accordance with the standards in Section 12.64.210 may also satisfy the requirement for Usable Open Space.

Streetscape Design Standards. Green Access Lane streetscape design requirements shall be approved by the Review Authority. Streetscape design elements may vary among locations, but at a minimum, the design elements listed below are required.

Street lights, street trees, and seating shall be provided in accordance with the requirements of Section 12.64.650. Alternative designs of similar quality may be proposed subject to the approval of the Review Authority.

Based on projected pedestrian, bicycle, and vehicle traffic volumes and speeds, the Review Authority may require curbless travel lanes to be separated from pedestrian areas by bollards, street lights, or other vertical features.

Scored concrete paving or unit pavers shall be provided and shall extend continuously across pedestrian areas and travel lanes as applicable.

Where the Green Access Lane provides fire access, the design of the pavement section shall comply with the Public Works Design and Construction Standards for driveways that provide fire access.

Landscaped areas, trees, and planters shall be provided.

Pedestrian access to adjacent development may be incorporated.

Improvements on Green Access Lanes extending between developments shall be coordinated for consistency throughout the street segment.

Figure 12.64.640-L: Green Access Lane Cross-Section

Figure 12.64.640-M: Examples of Green Access Lane Streetscapes

Urban Multi-Use Path.

Urban Multi-Use Paths are shown at certain locations on Figure 12.64.540-A, and are included in some street cross-sections in Subsections 12.64.640.B through 12.64.640.J. These paths are primarily intended for use by pedestrians and cyclists as an off-street recreational facility. However, urban multi-use paths also serve pedestrians and cyclists on the park side of the street and replace sidewalks and bicycle lanes that would otherwise be required.

Design specifications for Urban Multi-Use Path improvements and adjacent landscape plantings required as part of a development shall be reviewed and approved by the Parks Director to ensure consistency of standards throughout the Urban Center Zones.

(Ord. 6294 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.650 Streetscape Standards.

Commercial Focus Streetscape Standards.

Commercial Focus Streetscape Standards illustrated in Figure 12.64.650-A apply to the following streets:

Streets designated as Retail Focus Frontage areas on Figure 12.64.540-A; and

Mixed-Use Commercial Streets identified in Figure 12.64.640-A.

Commercial Focus Streetscape Standards may also be applied at other locations in conjunction with retail development through a Type II or a Type III process.

Sidewalk design shall define a pedestrian through zone and a sidewalk furnishing zone (located between the curb and pedestrian through zone, except at curb extensions). A building frontage zone shall be defined for all Mixed-Use Commercial Streets identified on Figure 12.64.640-A.

Sidewalk dimensions may be reduced to 10 feet for Private streets based on the following minimum widths as shown on Figure 12.64.650-A:

Building frontage zones shall be a minimum of 1 foot 6 inches in width;

Through pedestrian zones shall be a minimum of 4 feet in width;

Furnishing zones shall be a minimum of 4 feet in width; and

The curb shall be a minimum of 6 inches in width.

Street tree installation shall comply with Section 12.64.630.

Figure 12.64.650-A: Streetscape Plan Detail — Commercial Focus

Residential Focus Streetscape Standards.

Streetscape requirements illustrated in Figure 12.64.650-B apply to all streets shown on Figure 12.64.640-A except:

Streets designated as Retail Focus Frontage areas on Figure 12.64.540-A.

Mixed-Use Commercial Streets identified in Figure 12.64.640-A.

Sidewalk dimensions may be reduced to 10 feet for Private streets based on the following minimum widths, as illustrated on Figure 12.64.650-B:

Building frontage zones shall be a minimum of 1 foot 6 inches in width;

Through pedestrian zones shall be a minimum of 4 feet in width;

Furnishing zones shall be a minimum of 4 feet in width; and

The curb shall be a minimum of 6 inches in width.

Where Residential Focus Streetscape Standards apply and retail Uses and services are proposed on the adjacent street frontage, the Commercial Focus Streetscape Standard may be applied through a Type II or a Type III approval process.

Sidewalk design shall include paving in 3-foot modules and shall define a pedestrian through zone and a sidewalk furnishing zone (located between the curb and pedestrian through zone, except at curb extensions). A building frontage zone shall be defined for all Mixed-Use Commercial Streets identified on Figure 12.64.640-A.

Street trees, street lights, regulatory signs, bike racks, street furnishings, and landscape plantings shall be located in the sidewalk furnishing zone.

Vegetated stormwater planters may be used on Private streets and Green Access Lanes.

Bulb-outs or curb extensions are required at all full street intersections.

Street Trees. Numbers of street trees per block shall be maximized by applying the following standards in addition to the standards in Section 12.64.630. Where these standards conflict with Section 12.64.630, these standards shall prevail.

Street tree spacing shall be consistent with the growth and spread of actual species and based on a 3-foot module.

Street tree spacing shall be based on the street lighting layout. Street trees shall not be planted within 20 feet of a street light.

Street trees shall not be planted within the sight distance / vision clearance triangle at any street or driveway intersection.

Street tree well sizes shall meet the following dimensions:

4 feet by 6 feet on retail and commercial frontages where Commercial Focus Streetscape Standards are applied under Subsection 12.64.650.A; or

In all other locations, from 4 feet by 9 feet to 4 feet by 15 feet with landscape plantings, with 4 foot by 6 foot concrete unit pavers provided at car door locations.

Ornamental Street Lights. Ornamental street lights shall be installed wherever public or private street improvements are required as part of a development. Light poles and luminaries from Portland General Electric's "Option B" materials shall be used as follows:

Luminaire: Hadco Utility Westbrooke; flared; black.

Pole: Hadco Techtra; Black; with Shepherd's Hook Style Mast Arm.

Street Furniture. Benches, trash receptacles, drinking fountains, bollards and other street furniture items shall be of the same general design and quality as those used at the Hillsboro Civic Center. As an alternative, street furniture items of a complementary design may be provided as identified on an adopted streetscape plan approved by the Transportation Committee and the Planning Director.

Figure 12.64.650-B: Streetscape Plan Detail – Residential Focus

(Ord. 6149 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.64.700 Stormwater Management and Site Grading.

Stormwater management and site grading standards for the Amberglen Plan District include the following sections:

12.64.710	Purpose
12.64.720	General Provisions
12.64.730	Consolidated Stormwater Facilities
12.64.740	Site Grading
12.64.750	Low Impact Development Approach Guidelines

(Ord. 6401 § 1, 2022)

§ 12.64.710 Purpose.

Stormwater standards in the Amberglen Plan District are intended to protect the water quality of creeks and wetlands associated with watershed basins in a comprehensive manner by:

Accomplishing stormwater treatment at the district level in consolidated regional water quality facilities;

Integrating stormwater conveyance and regional facilities into the public parkways and open space framework; and

Designing stormwater system facilities to consider potential aesthetic functions to contribute to the character of the district.

(Ord. 6401 § 1, 2022)

§ 12.64.720 General Provisions.

Stormwater management and drainage shall be provided in accordance with the more restrictive of (a) City drainage master plan requirements/design standards, or (b) Clean Water Services Resolution and Order No. 07-20 ("CWS Design Standards"). The City Engineer may impose conditions to ensure that stormwater is drained from the development site in compliance with the applicable standard, or with any other drainage standards subsequently adopted by the City Council.

Drainage plans shall be reviewed and approved by the City Engineer for conformance with the D & C Standards prior to construction.

Any project that meets the definition of "development" as contained in the CWS Design Standards shall comply with the applicable provisions contained in that document.

(Ord. 6401 § 1, 2022)

§ 12.64.730 Consolidated Stormwater Facilities.

Purpose. To consolidate the number of facilities and minimize gross acreage devoted to such use, regional stormwater treatment facilities are identified in the Amberglen Stormwater Management Plan. To the extent practicable, developers should work with adjacent property owners to achieve consolidation of the water quality facilities into regional usage.

Consolidated stormwater facilities shall meet the following standards:

Design and construction of the facility shall be integrated into site design as a component of the landscaping, open space, or water features;

The facility shall accommodate all ranges of flows as required by the current version of the CWS Design Standards, as amended, including any overflow requirements; and

Water depth in the facility shall not exceed 24 inches unless the facility is fenced as required by the Oregon Residential Specialty Code.

Where construction of consolidated regional water quality facilities is not practicable due to topography, other site conditions, or other reasons deemed sufficient by the City Engineer, a private water quality facility may be approved by the City Engineer.

(Ord. 6401 § 1, 2022)

§ 12.64.740 Site Grading.

Final construction drawings shall include grading plans confirming that site grading will not impede or impound existing storm drainage from surrounding properties.

(Ord. 6401 § 1, 2022)

§ 12.64.750 Low Impact Development Approach Guidelines.

Low Impact Development Approaches (LIDAs), as defined by the current version of the CWS LIDA Handbook, may be used in stormwater facility construction to provide sustainability benefits, LEED credits, or other development objectives.

Construction of LIDA facilities shall not reduce the size or need to use consolidated regional water quality facilities as set forth in Section 12.64.730. Where construction of such public facilities is not practicable, LIDA may be incorporated into the design of a private water quality facility as approved by the City Engineer.

When provided, LIDAs should be designed in accordance with the techniques and specifications provided in the current version of the CWS LIDA Handbook. Specific approaches should be selected based on their suitability to the soil and drainage characteristics of individual development sites.

(Ord. 6401 § 1, 2022)

§ 12.64.800 Building Design Standards.

Building design standards for the Amberglen Plan District include the following sections:

12.64.810	Purpose
12.64.820	Applicability
12.64.830	Massing and Form
12.64.840	Building Design and Character
12.64.850	Pedestrian Active Use Requirements
12.64.860	Structured Parking
12.64.870	Green Construction Requirements

(Ord. 6401 § 1, 2022)

§ 12.64.810 Purpose.

The building design standards in the Amberglen Plan District are intended to accomplish the following purposes:

Establish a unique and distinctive character and quality of development in the District;

Promote the use of sustainable building materials and development practices; and

Promote compatibility in the scale of development between zones.

(Ord. 6401 § 1, 2022)

§ 12.64.820 Applicability.

Unless otherwise specified, the provisions of Section 12.64.800 shall apply as follows:

In the UC-RM, UC-MU, UC-AC, UC-NC, and UC-OR zones; to all new development; and

In the UC-RM, UC-MU, UC-AC, UC-NC, and UC-OR zones, to all redevelopment or expansion of existing structures as of July 5, 2012 that increase the gross floor area of the existing structure by more than 20%.

In all zones, pursuant to Subsection 12.64.020.B, expansions of gross floor area by less than 20% shall comply with either of the following standards at the applicant's discretion:

The provisions of Section 12.64.800; or

The development standards applicable to the structure prior to July 5, 2012.

In the UC-RP zone, the provisions of Section 12.64.800 do not apply.

Pursuant to Section 12.50.020.C, the standards in Section 12.64.840 supersede the standards in Section 12.50.800. However, the standards in Section 12.50.800 shall prevail where Section 12.65.800 is silent.

(Ord. 6149 § 1, 2015; Ord. 6401 § 1, 2022)

§ 12.64.830 Massing and Form.

Height Transitions.

In addition to the maximum building heights established in the UC base zones standards in Subchapter 12.24, transitions in height shall be provided as follows:

No portion of a building located within 100 feet of a property zoned UC-RM or UC-RP may exceed 55 feet in height except as provided in Subsection 12.50.140.E.3;

No portion of a building located within 100 feet of a UC-NC zone may exceed 65 feet in height;

No portion of a building located within 200 feet of Central Park may exceed 105 feet in height; and

No portion of a building located within 50 feet of NE John Olsen Ave, Stucki Ave south of NE Gibbs Dr, or the UC-RP zone may exceed 35 feet in height.

To meet the requirements in Subsection 1, above, height transitions shall be accomplished through gradual changes in building mass and height that complement the overall design and function of the building, rather than abrupt "step-downs" in height.

Bulk Plane Requirements. To preserve views to the Central Park and to preserve solar access at the street level and for upper stories, a bulk plane shall be established over the properties in the UC-MU zone that abut all east/west streets and all north/south streets that abut the Central Park. The bulk plane shall begin at a height of 65 feet measured at the property line at the street frontage and shall extend upward at a 15-degree angle, as illustrated in Figure 12.64.830-A.

Figure 12.64.830-A: Example of Bulk Plane Geometry Requirements

Maximum Tower Lot Coverage.

Purpose. The standards in this subsection are intended to preserve generalized solar access to surrounding properties and to protect views into the Central Park area for properties located farther from the Park.

Standards. In the UC-MU zone, portions of buildings that exceed 65 feet in height shall meet the following standards:

The footprint of the building over 65 feet in height shall not exceed 35% of the lot area; and

Any portion of the building over 65 feet in height must maintain at least 50 feet in spacing from portion(s) of any adjacent building(s) that also exceed 65 feet in height, as illustrated in Figure 12.64.830-B.

Figure 12.64.830-B: Example of Tower Lot Coverage and Separation Distance Standards

(Ord. 6401 § 1, 2022)

§ 12.64.840 Building Design and Character.

Building Entries.

All ground floor tenant spaces with at least 25 feet of frontage shall have at least 1 building entrance, opening directly to the outside, oriented toward the adjacent street.

If a building has frontage on more than 1 street, a main building entrance may be oriented either toward 1 of the streets or toward the corner where the 2 streets intersect.

If a single tenant has 200 feet or more of frontage on a public or private street, 1 additional entrance shall be provided for each 200 feet of frontage on 1 of the public or private streets.

Building Orientation.

All buildings are subject to the Front Property Line Coverage requirements in Subchapter 12.24.

In the UC-NC and UC-AC zones, buildings shall be organized to create pedestrian-friendly spaces and streetscapes. This shall be accomplished by using building walls to frame or enclose:

Major intersections;

Retail Focus Frontage areas designated on Figure 12.64.640-A;

Surface parking areas;

Plazas, squares, and other public and Private Open Space; and

Other site features.

To the maximum extent feasible, all buildings shall have their front façade oriented within 30 degrees of a true east-west axis for solar access. This standard shall not apply to those buildings located along north-south streets in Retail Focus Frontage areas as shown on Figure 12.64.640-A or other north-south street frontages.

Ground Floor Windows.

Minimum Transparency by Location. A minimum percentage of the total length and area of each ground floor building façade shall be comprised of transparent windows to allow views of interior spaces and merchandise, to enhance the safety of public spaces by providing direct visibility to the street, and to create a more inviting environment for pedestrians. Minimum percentages vary by location as follows (all locations as shown on Figure 12.64.640-A).

On Ground Floor Façades in Retail Focus Frontage Areas: 75% of the length and 60% of the area of the ground level wall.

On Ground Floor Façades in All Other Locations Including Green Access Lanes: 60% of the length and 35% of the area of the ground level wall.

Minimum Transparency - Measurement. In application of the standard in Subsection 1.a, above, the following measurement methodology and standards apply:

In the Amberglen Plan District, ground level wall area shall mean the area up to the finished ceiling height of the fronting space or 15 feet above finished grade, whichever is less.

All percentages shall be measured using elevation views of the building façade.

For non-residential Uses, glazing on all ground floor windows shall be transparent.

For residential Uses, glazing on ground floor windows of common hallways, foyers, or entryways shall be transparent to allow views into such areas. Glazing on ground floor windows of dwelling units may be translucent or opaque to protect privacy.

Black or mirrored glass is not permitted.

Façade Articulation and Design. Blank façades devoid of architectural detail are not permitted. The perceived mass and scale of building façades shall be reduced by incorporating design elements such as but not be limited to those below. A minimum of 3 of the design elements listed below shall be incorporated along all street-facing façades:

Two or more variations in roof form;

Parapet height variations of at least 2 feet;

Variations in building height by at least 4 feet;

Projected or recessed building mass at least 16 inches deep and 60 inches wide;

Wall plane off-sets at least 18 inches deep;

Window openings;

Balconies;

Changes in texture and color of wall surfaces;

Entries recessed at least 3 feet from the building façade; or

10.

An alternative design element as approved by the Review Authority.

Visitability. In buildings containing more than 50 dwelling units, at least 10% of the dwelling units shall provide the following visitability features:

An accessible path of travel from the street, sidewalk, or driveway that has no steps, is at minimum of 36-inches wide and is not steeper than 1:20 (5-percent grade) for walkways or 1:12 for ramps;

A "zero-step" entrance without a step or threshold;

32-inch clear doorway openings and hallways that have a minimum clear width of 36-inches throughout the ground floor of the unit;

Clear doorway openings and clear width hallways throughout the ground floor of the unit which are compliant with applicable Oregon Structural Specialty Code requirements for accessibility; and

A half bath on the ground floor of the unit sufficiently wide and deep to allow a person in a wheelchair to enter, exit and close the door.

Materials.

Primary building materials shall be used on at least 80% of the façade and may include those listed in Subsections a through g, below, as approved by the Review Authority. The remaining 20% of the façade may be non-primary materials:

Brick, stone, or other natural masonry products;

Cast concrete;

Articulated architectural concrete masonry units (CMU);

Traditional hard coat Stucco;

Steel;

Glass; or

Comparable materials approved by the Review Authority.

Smooth surface concrete panels and/or fiber cement panels may be used as a non-primary material provided such materials are compliant with Subsection 12.64.840.D regarding articulation and design.

The following materials are Not Permitted on any façade:

T-111 siding;

Synthetic stucco (EIFS);

Untreated wood products; or

Cinder block.

(Ord. 6149 § 1, 2015; Ord. 6294 § 1, 2019; Ord. 6401 § 1, 2022)

§ 12.64.850 Pedestrian Active Use Requirements.

Purpose. Pedestrian active use requirements ensure that new buildings, in key corridors and nodes intended for more intense pedestrian activity, are developed to accommodate pedestrian-active Uses (such as retail goods and services) in ground floor street frontages.

Applicability. The provisions of this section shall apply to all primary street frontages within the Retail Focus Frontage areas shown on Figure 12.64.640-A.

Requirements.

All development shall comply with all other requirements of this Code that are not inconsistent with the requirements of this section. In the event of inconsistency, the provisions of Section 12.64.850 shall apply.

Within each development parcel, at least 60% of each ground floor street frontage of each primary building shall be constructed:

With a floor-to-ceiling height of at least 13 feet;

With a leasable area extending from the street façade of the building towards the interior of the building at least 30 feet; and

With at least 1 pedestrian access from the street to a main building entrance per 100 linear feet of street frontage, or part thereof, at a level no more than 3 feet above or below sidewalk grade.

(Ord. 6401 § 1, 2022)

§ 12.64.860 Structured Parking.

Structured parking within or adjacent to a primary structure shall be integrated with the overall design of the primary structure it serves through the use of visually similar architectural features and façade materials.

Free-standing parking structures shall be designed to complement surrounding buildings in terms of scale, design elements, building materials, and orientation on the site.

Ground level structured parking with direct access from drive aisles to parking for individual dwelling units shall include garage doors on the elevation where vehicles enter and exit. The remaining outer side and rear walls of the structure shall be enclosed by walls or screens meeting the requirements of this section. Open-sided and open-ended carports are not permitted.

Vehicle access to parking structures from street frontages in Retail Focus Frontage areas shown on Figure 12.64.640-A is Not Permitted; access to the structure shall be from other frontages.

Ground floor façades of parking structures that front Arterial, Collector streets, or streets in Retail Focus Frontage areas shown on Figure 12.64.640-A shall comply with Pedestrian-Active Use Requirements in Section 12.64.850.

Pedestrian-oriented design elements as approved by the Review Authority, including the following, shall be incorporated into parking structures to screen cars and provide visual interest. Such features are illustrated on Figure 12.64.860-A:

Decorative panels for window openings and/or garage entrance gates;

Integrated planting systems;

Public art;

Green roofs (for underground parking decks); and

Other features as approved by the Review Authority.

Figure 12.64.860-A: Examples of Structured Parking Design Elements

(Ord. 6401 § 1, 2022)

§ 12.64.870 Green Construction Requirements.

In all new construction projects valued at over $250,000.00 in hard construction costs on the building permit application, at least 75% of construction debris shall be recycled in a facility located entirely or partly within 100 miles of the project site.

(Ord. 6401 § 1, 2022)

§ 12.64.900 Application of Public Benefit Standards.

Public benefit standards for the Amberglen Plan District include the following sections:

12.64.910	Purpose
12.64.920	General Provisions
12.64.930	Vertical Mixed-Use Public Benefits
12.64.940	Mixed Income Housing
12.64.950	Green Buildings
12.64.960	Public Art

(Ord. 6401 § 1, 2022)

§ 12.64.910 Purpose.

To encourage development and redevelopment which will achieve the densities necessary to support efficient transit development, the UC zone standards in Subchapter 12.24 and the Amberglen Plan District standards in Subchapter 12.64 allow relatively high densities, a wide range and mix of urban Uses, and waiver or reduction of minimum parking requirements. In some cases, however, proposed development may not be able to meet minimum density requirements or may need to exceed maximum parking limits because of the nature of the proposed use or its distance from transit facilities. The standards of this section provide for Adjustments to the development and parking standards in the UC zones and in Section 12.64.300 in return for the applicant's provision of other benefits consistent with the goals and vision of the Community Plan for the plan area. The provision of vertical Mixed-Use development, mixed income housing, green buildings, and public art pursuant to this section is hereby determined to be a public benefit.

Purpose of Vertical Mixed-Use Benefit. Development or redevelopment below minimum density or intensity requirements reduces support for the new transit facility, which in turn delays achievement of reduced VMT/ emissions and increased transit use. Vertical Mixed-Use offsets those impacts by providing opportunity for residents to live and work in the same facility, and by allowing more efficient joint use of parking spaces in return for a higher total amount of parking provided.

Purpose of Affordable Housing Benefit. Development or redevelopment below minimum residential density requirements reduces support for the new transit facility, and delays opportunities for lower income households to reduce their combined housing transportation costs by obtaining housing near transit facilities. Providing affordable housing can offset these impacts by making affordable housing available in close proximity to transit even if residential density standards have not been achieved. Although allowing increased parking consumes land that could otherwise accommodate additional housing that would increase the supply and reduce the cost of individual units providing affordable housing can offset these impacts even though potential housing land has been used for parking.

Purpose of Green Buildings Benefit. Development or redevelopment below minimum base zone intensity standards reduces support for the new transit facility, which in turn delays achievement of reduced VMT/ emissions and increased transit use. Development of parking above maximum parking limits accommodates more auto travel with associated VMT/emissions. More efficient "green" buildings can offset those impacts by reducing building energy consumption and emissions.

Public Art Benefit. Development or redevelopment below minimum base zone intensity standards or development of parking above maximum parking limits reduces the dense, walkable urban character which is a goal of the Amberglen Community Plan. The provision of public art encourages walking (as opposed to driving) within the Urban Center zones by increasing areas and destinations of pedestrian interest.

(Ord. 6401 § 1, 2022)

§ 12.64.920 General Provisions.

Table 12.64.920-1 lists areas of flexibility in development density, intensity and parking standards available in return for the provision of public benefits. Provision of these benefits is intended to offset any negative impacts created by reducing development densities or intensities or increasing vehicle parking.

Applications for Adjustments in Table 12.64.920-1 shall be submitted through a Type II Development Review process.

The Adjustments in Table 12.64.920-1 may be applied to either residential or non-residential development, but shall not be applied on any property or portion thereof within 800 feet of an LRT or HCT stop.

The Adjustments to minimum densities and FARs in Table 12.64.920-1 and Sections 12.64.930 through 12.64.960 may be approved in compliance with Sections 12.64.930 through 12.64.960 as an alternative to the Adjustments in minimum intensity stated in Section 12.64.120. The Adjustments available in Table 12.64.920-1 shall not be used in combination with the exceptions under Section 12.64.120 to further reduce minimum density or intensity in development or redevelopment.

Adjustments to both maximum parking requirements and minimum density requirements may be approved if a different type of public benefit is provided for each requested Adjustment. For example, a 20% increase in maximum parking allowance may be approved if vertical Mixed-Use is provided pursuant to Section 12.64.930, and a 10% reduction in minimum density may be approved if a LEED gold building is constructed pursuant to Section 12.64.950. Adjustments greater than 20% in either maximum parking or minimum density or intensity shall not be approved, regardless of the number or amount of public benefits proposed.

In Table 12.64.920-1, increased parking approved as an Adjustment is not required to be located in a parking structure.

Table 12.64.920-1: Amberglen Plan District Adjustments for Public Benefits
Public Benefit Required	Proposed Adjustment
Public Benefit Required	Development Below Minimum Density or Intensity Requirement	Parking Above Maximum Parking Limit
Vertical Mixed-Use	10% below minimum base zone standards for vertical mix of permitted Uses from 2 categories in the base zone	10% above maximum parking standard for vertical mix of permitted Uses from 2 categories in the base zone.
Vertical Mixed-Use	20% below minimum base zone standards for vertical mix of permitted Uses from 3 categories in the base zone	20% above maximum parking standard for vertical mix of permitted Uses from 3 categories in the base zone.
Mixed Income Housing	20% below minimum base zone residential density for projects reserving 10% of for sale units as affordable to households at 80% AMI; or 10% of rental units as affordable to households at 60% AMI. Affordability must be assured for at least 30 years.	20% above maximum parking standard for projects reserving 10% of for sale units as affordable to households at 80% AMI; or 10% of rental units as affordable to households at 60% AMI. Affordability must be assured for at least 30 years.
Green Buildings	10% below minimum base zone standards for buildings achieving LEED Gold Certification or equivalent.	10% above maximum parking standard for buildings achieving LEED Gold Certification or equivalent.
Green Buildings	20% below minimum base zone standard for buildings achieving LEED Platinum Certification or equivalent.	20% above maximum parking standard for buildings achieving LEED Platinum Certification or equivalent.
Public Art	10% below minimum base zone standards for installation of public art costing at least 1% of hard construction costs for the project	10% above maximum parking standard for installation of public art costing at least 1% of hard construction costs for the project.

(Ord. 6401 § 1, 2022)

§ 12.64.930 Vertical Mixed-Use Public Benefits.

To meet the threshold for a 10% Adjustment, the vertical Mixed-Use provided must include both a permitted residential use and at least 1 permitted Commercial or Institutional use. To meet the threshold for a 20% Adjustment, the vertical Mixed-Use provided must include 1 permitted residential use, at least 1 permitted Commercial Use and at least 1 permitted Institutional Use.

(Ord. 6401 § 1, 2022)

§ 12.64.940 Mixed Income Housing.

Twenty percent reductions in minimum residential density requirements in return for setting aside 10% of units for purchase price affordable to households at 80% of AMI or for rental affordable to households at 60% of AMI, as determined by the Review Authority. Affordability at these levels must be assured for a period of at least 30 years through a development agreement with the applicant.

(Ord. 6401 § 1, 2022)

§ 12.64.950 Green Buildings.

Ten percent reductions in minimum density or 10% increases in maximum parking permitted in return for a building receiving a LEED certification at the gold level 20% reductions in minimum density or 20% increases in maximum parking permitted in return for a building receiving a LEED certification at the platinum level.

To meet the thresholds in lieu of LEED certification, certification may be provided under another nationally-recognized or state-recognized program (including but not limited to Energy Star or Earth Advantage) that the City determines provides resource savings or sustainability benefits comparable to the LEED applicable certification. In addition, applicants must execute a development agreement to pursue post-construction LEED certification and if the building fails to meet the required level of certification, to make any building alterations necessary to meet those thresholds.

(Ord. 6401 § 1, 2022)

§ 12.64.960 Public Art.

Ten percent reductions in minimum density or 10% increases in maximum parking permitted in return for the provision of public art costing at least 1% of the hard construction costs of the project, as shown on the building permit application. For purposes of this section, hard construction costs shall be as shown on the building permit application. Public Art may be provided on the subject site or in a public right-of-way elsewhere within the Plan District.

(Ord. 6401 § 1, 2022)