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(A) Cottage orientation. Cottages must be clustered around a common area and must meet the following standards. A minimum of 50% of cottages within a cluster must be oriented to the common area and must:
(1) Have a main entrance facing the common area;
(2) Be within 10 feet from the common area, measured from the facade of the cottage to the nearest delineation of the common area; and
(3) Be connected to the common area by a pedestrian path.
(a) Cottages within 20 feet of a street property line may have their entrances facing the street.
(b) Cottages not facing the common area or the street must have their main entrances facing a pedestrian path that is directly connected to the common area.
(B) Common area design standards. Each cottage cluster must share a common area in order to provide a sense of openness and community of residents. Common areas must meet the following standards. For cottage cluster subdivisions, the common area may satisfy the open space requirement of § 152.007, Preliminary Plat Approval Criteria and §§ 151.335 through 151.344, Master Planned Development:
(1) The common area must be a single, contiguous, useable piece.
(2) Cottages must abut the common area on at least two sides of the courtyard.
(3) The common area must contain a minimum of 150 square feet per cottage within the associated cluster.
(4) The common area must be a minimum of 15 feet wide at its narrowest dimension.
(5) The common area shall be developed with a mix of landscaping and lawn area, recreational amenities, hard-surfaced pedestrian paths, and/or paved courtyard area. Impervious elements of the common area shall not exceed 75% of the total common area.
(6) Pedestrian paths qualify as part of a common area. Parking areas, required setbacks, and driveways do not qualify as part of a common area.
(C) Community buildings. Cottage cluster projects may include community buildings for the shared use of residents that provide space for accessory uses such as community meeting rooms, guest housing, exercise rooms, day care, or community eating areas. Community buildings must meet the following standards:
(1) Each cottage cluster is permitted 1 community building.
(2) A community building shall not exceed 1,400 square feet of floor area.
(D) Pedestrian access.
(1) An accessible pedestrian path must be provided that connects the main entrance of each cottage to the following:
(a) The common area;
(b) Shared parking areas;
(c) Community buildings; and
(d) Sidewalks in public rights-of-way abutting the site or roadways if there are no sidewalks.
(2) The pedestrian path must be hard-surfaced and a minimum of 5 feet wide.
(E) Parking design.
(1) Clustered parking. Off-street parking may be arranged in clusters of not more than 5 contiguous spaces separated from other clusters by at least 4 feet of landscaping. Clustered parking areas may be covered.
(2) Off-street parking spaces and vehicle maneuvering areas shall not be located:
(a) Within of 20 feet from any street property line, except alley property lines;
(b) Between a street property line, except alley property lines, and cottages abutting the street property line.
(3) Off-street parking spaces shall not be located within 10 feet of any other property line, except alley property lines. Driveways and drive aisles are permitted within 10 feet of other property lines.
(4) Screening. Landscaping or architectural screening at least 3 feet tail shall separate clustered parking areas and parking structures from common courtyards and public streets.
(5) Garages and carports. Garages and carports (whether shared or individual) must not abut common courtyards. Garage doors for individual garages must not exceed 12 feet in width.
(F) Existing structures. On a lot or parcel to be used for a cottage cluster project, a preexisting detached single dwelling may remain within the cottage cluster project area under the following conditions:
(1) The existing dwelling may be nonconforming with respect to the requirements of this Code.
(2) Existing dwellings may be expanded up to the maximum height or footprint required by this code; however, existing dwellings that exceed the maximum height, footprint, and/or unit size of this Code may not be expanded.
(Ord. 2021-08-02, passed 10-12-2021)
ON-SITE PEDESTRIAN ACCESS AND CIRCULATION
This section is intended to provide consistency with the Oregon Transportation Planning Rule (Oregon Administrative Rules, 660-012), Banks Transportation System Plan, and to provide for safe, reasonably direct, and convenient pedestrian access and circulation.
(Ord. 2021-08-02, passed 10-12-2021)
(A) Continuous walkway system. An on-site pedestrian walkway system shall extend throughout the development site and connect to adjacent public sidewalks, if any, consistent with the following:
(1) For commercial, civic and multi-family developments, on-site walkways shall provide direct connections between primary building entrances and all on-site parking areas, adjacent recreational areas and activity/commercial hubs, future phases of development if applicable, and public rights-of-way.
(2) For industrial developments, on-site walkways shall provide safe, reasonably direct, and convenient connections between primary building entrances and all on-site parking areas.
(3) Walkways shall be free from hazards and provide a smooth and consistent surface. The city may require landscape buffering between walkways and adjacent parking lots or driveways to mitigate safety concerns.
(4) The walkway network shall connect to all primary building entrances, consistent with Americans with Disabilities Act (ADA) requirements where required.
(B) Except as required for crosswalks, per division (C) below, where a walkway abuts a driveway or street it shall be raised 6 inches and curbed along the edge of the driveway or street. Alternatively, the city may approve a walkway abutting a driveway at the same grade as the driveway if the walkway is physically separated from all vehicle maneuvering areas. An example of such separation is a row of bollards (designed for use in parking areas) with adequate minimum spacing between them to prevent vehicles from entering the walkway.
(C) Crossings. Where a walkway crosses an on-site parking area or driveway, it shall be clearly marked with contrasting paving materials (e.g., pavers, light-color concrete inlay between asphalt, or similar contrasting material). The crosswalk may be part of a speed table to improve driver-visibility of pedestrians. Painted or thermoplastic striping and similar types of non-permanent applications may be approved for crossings not exceeding 24 feet in length.
(D) Walkway width and surface. Walkways shall be constructed of concrete, asphalt, brick or masonry pavers, or other durable surface, meeting ADA requirements, as approved by the City Engineer. Walkways shall be not less than 4 feet in width, except that concrete walkways a minimum of 6 feet in width are required in commercial developments. The city may also require 6-foot-wide, or wider, concrete sidewalks in other developments where pedestrian traffic warrants walkways wider than 4 feet.
(Ord. 2021-08-02, passed 10-12-2021)
LANDSCAPING, SCREENING AND FENCING
(B) Minimum landscape area. All lots shall conform to the minimum landscape area standard of the applicable zone.
(C) Plant selection. A combination of deciduous and evergreen trees, shrubs, and ground covers shall be used for all planted areas, the selection of which shall be based on local climate, exposure, water availability, and drainage conditions, among other factors. When new vegetation is planted, soils shall be amended and irrigation shall be provided, as necessary, to allow for healthy plant growth. The selection of plants shall be based on all the following standards and guidelines:
(1) Use plants that are appropriate to urban areas and the local climate, exposure, and water availability. The presence of utilities and drainage conditions shall also be considered. The city may rely on Oregon State University Extension Service bulletins/University of Washington Urban Forestry Program guidelines/or other expert sources in evaluating landscape plans.
(2) Plant species that do not require irrigation once established (naturalized) are required.
(3) Trees shall be not less than 2-inch caliper at the time of planting. Trees to be planted under or near power lines shall be selected so they will not conflict with power lines at maturity.
(4) Shrubs shall be planted from 5-gallon containers, minimum, where they are for required screens or buffers, and 2-gallon containers minimum elsewhere.
(5) Shrubs shall be spaced in order to provide the intended screen or canopy cover within 2 years of planting.
(6) All landscape areas, whether required or not, that are not planted with trees and shrubs or covered with allowable non-plant material, shall have ground cover plants that are sized and spaced to achieve plant coverage of not less than 75% at maturity.
(7) Bark dust, chips, aggregate, or other non-plant ground covers may be used, but shall cover not more than 25% of any landscape area. Non-plant ground covers cannot be a substitute for required ground cover plants.
(8) Where storm water retention or detention, or water quality treatment facilities are proposed, they shall be planted with water-tolerant species.
(9) Existing mature trees that can thrive in a developed area and that do not conflict with other provisions of this Code shall be retained where specimens are in good health and do not present a hazard.
(10) Landscape plans shall avoid conflicts between plants and buildings, streets, walkways, utilities, and other features of the built environment.
(11) Evergreen plants shall be used where a sight-obscuring landscape screen is required.
(12) Deciduous trees should be used where summer shade and winter sunlight are desirable.
(13) Landscape plans should provide focal points within a development, for example, by preserving large or unique trees or groves or by using flowering plants or trees with fall color.
(14) Landscape plans should use a combination of plants for seasonal variation in color and yearlong interest.
(15) Landscape plans shall provide for both temporary and permanent erosion control measures, which shall include plantings where cuts or fills, including berms, swales, storm water detention facilities, and similar grading, is proposed.
(16) When new vegetation is planted, soils shall be amended and irrigation provided, as necessary, until the plants are established and able to grow on their own.
(D) Xeriscape requirements. All industrial and commercial development that is subject to the requirements of this chapter must incorporate the following xeriscape methods in any landscape plan submitted for city review. For residential development, xeriscape methods are encouraged but not required.
(1) Limited turf areas. Within the required vegetated area, the total amount of lawn (i.e., turf) may not exceed 25% of the total vegetated area. In addition, lawns should be separated from trees, flower beds and other groundcover that do not have similar water needs as lawn/turf. Lawns may not be planted in strips less than 5-feet wide due to the difficulty in controlling irrigation over-spray and resulting water waste in such areas.
(2) Use of drought tolerant plants. Only drought tolerant native and non-invasive exotic species may be used in xeriscape plantings.
(3) Alternative groundcover. Whenever possible, mulched planting beds and native plant communities should be used to meet landscape requirements. Beds may be mulched with any suitable organic or inorganic groundcover, provided that no more than 25% of the total vegetated area ismulched with inorganic material. Preservation and re-establishment of native plant communities as part of landscape designs is encouraged.
(E) Landscaping plan required. A landscape plan is required for submittal and approval for all new subject developments. Submittal of a landscape plan drawn to scale shall show information and conform to requirements as follows:
(1) The location and height of existing and proposed fences, buffering or screening materials.
(2) The location, size, and type of existing trees having a 6-inch or greater diameter measured 4.5 feet above ground.
(3) Method of irrigation for proposed trees and plant materials.
(4) An arborist's report may be required for sites with mature trees to be preserved and protected during construction.
(5) Other information as deemed appropriate by the Planning Official.
(Ord. 2021-08-02, passed 10-12-2021)
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