The purpose of this chapter is to ensure specific areas of the city utilize site and building design techniques that prioritize the well-being of people and promote carbon responsible transportation options, including transit. Design review facilitates creative site and building designs that result in high quality buildings, public spaces, and active transportation facilities.
(Ord. No. 24-05, 4/23/2024)
This chapter applies to all new development, substantial redevelopment, or modifications to development or land use approvals where development design review is either proposed or required as provided in Subsection 18.670.040.B.
(Ord. No. 24-05, 4/23/2024)
A. 
If a proposal includes a change to a use restriction provided in Subsection 18.670.050.B, the proposed change is reviewed through the development design review process.
B. 
Where development design review is proposed or required:
1. 
Site development review is not required.
2. 
Planned development review may not be requested.
3. 
Conditional use applications must be processed concurrently with the design development review.
(Ord. No. 24-05, 4/23/2024)
The approval authority will approve or approve with conditions a development design review application when all of following criteria are met:
A. 
Scale. The proposed development is thoughtfully integrated with its surroundings, at an urban scale that addresses pedestrian needs and comfort within the context of the area to be developed. Single story buildings are limited to buildings with a maximum 5,000 square-foot footprint and where promoting incremental development. The proposed development provides pedestrian-scaled places with strong relationships among buildings, open spaces, and pedestrian pathways;
B. 
Pedestrian comfort. The proposed development is designed to support pedestrian access, safety, and comfort on and adjacent to the site. The proposed development bridges or removes any pedestrian barriers and implements pedestrian-friendly designs and block lengths;
C. 
Building design. All building facades or fences that face active transportation facilities and are intended for regular public access are visually appealing and provide design elements including facade variation and windows. Buildings incorporate exterior design and building materials that exhibit permanence and quality;
D. 
Parking. Pedestrian paths providing access to parking areas are designed so that a visitor only needs to park once to easily and comfortably access multiple destinations on site. Development also complies with the maximum parking standards provided in Chapter 18.410, Off-Street Parking and Loading;
E. 
Common space. The proposed development includes publicly accessible common space that is designed to encourage public gathering through the integration of features such as broad steps or benches that serve as permanent seating, stoops, fountains, or plazas. Common space is located to easily serve the site and public, and is designed to provide safety and comfort for users while promoting vibrancy and livability.
F. 
Active transportation facilities. Active transportation facilities are designed to be comfortable and desirable facilities to use and are visually prioritized over facilities intended for use by motor vehicles.
G. 
Transit. The proposed development appropriately accommodates transit to or through the site in ways that best serve the public and proposed users of the development. The applicant provides documentation that TriMet has reviewed and approved any changes or impacts to transit routes or facilities.
H. 
Stormwater facilities. Stormwater facilities provide community benefits in addition to stormwater management. Stormwater facilities are vegetated and thoughtfully integrated into the development site through the inclusion of features such as seating, sculptural elements, and pedestrian paths. Stormwater facilities may be used to meet minimum common open space requirements when designed to facilitate public access.
I. 
Sustainability and resiliency. The development incorporates sustainable and resilient site and building designs that reduce GHG emissions and operating costs, improve livability, and reduce impacts from natural hazards and disasters.
J. 
Streets and access. The city engineer has determined that any changes to streets or access points do not result in unsafe conditions. All private streets are located within tracts and public access easements. All transportation improvements are consistent with Map 18.670.B.
K. 
Trees. The proposed development uses trees and landscaping to create a sense of place, provide protection from the elements, and mitigate the heat island effect of urban development. Development also complies with parking lot canopy requirements as provided in Subsection 18.410.030.M.
L. 
Flexibility request. If the proposal includes a change to a use restriction, the change results in development that is appropriately located, designed, and scaled to preserve and promote pedestrian-scaled urban development.
(Ord. No. 24-05, 4/23/2024)
The approval authority may impose conditions of approval that are suitable and necessary to ensure that the proposal is consistent with the purpose of this chapter as embodied by the approval criteria. Conditions may include, but are not limited to, the following:
A. 
Requiring more or higher quality pedestrian-oriented architectural elements;
B. 
Requiring more or higher quality public spaces or community amenities;
C. 
Requiring higher quality active transportation facilities or a more robust active transportation network;
D. 
Requiring modifications to building height, size, location, or materials;
E. 
Requiring modifications to parking lot size or location;
F. 
Requiring separation or screening of uses, buildings, parking lots, or service areas from public spaces or adjacent uses;
G. 
Requiring separation or screening of private residential spaces, such as balconies, from public spaces or adjacent uses;
H. 
Limiting or otherwise designating the size, number, or location of vehicle access points; or
I. 
Limiting or otherwise designating the location, intensity, and shielding of outdoor lighting.
(Ord. No. 24-05, 4/23/2024)