A.
design standards for multi-unit
except within Town Center zones.
1. Massing and form.
a. On
with an average cross
of 15% or more, no more than 60% of the
shall be re-graded.
b. No
shall have a dimension greater than 150 feet without a minimum three feet off-set of the exterior wall.
c. At a minimum, every two
units shall be offset from the next
unit by at least four feet in depth.
d. All habitable rooms shall incorporate at least one window when facing parking
and common areas.
2. Compatibility.
a. All
shall incorporate a porch or architecturally defined entry space for each ground level
unit with a minimum area of 16 square feet per
unit, with no dimension less than four feet.
b. Shared porches or entry spaces are permitted. All
level porches shall include hand-railing, half-walls or shrubs to define their outside
.
3. Privacy.
a. Front entryways into
units shall be separated vertically or horizontally a minimum of three feet from sidewalks used by more than one
unit.
b. Bedroom and bathroom windows shall be offset a minimum of four feet from windows on adjacent
(unless window glazing is frosted, diffused or glass block).
4.
relationship with adjacent arterials.
a.
shall be
at least ten feet from arterials.
b.
shall be oriented away from arterials and no front or main entries shall be facing the arterials.
c. The
area shall be landscaped consistent with the buffering requirements of § 17.8.425, except that chain link
shall not be allowed.
B.
design standards for commercial
in Community Commercial and Mixed
zones.
1.
orientation.
a. Design and construct
so that at least one
is within 60 feet of a dedicated public
right-of-way line.
b. Design and construct a minimum of one
entrance for each
ground floor
or tenant along a public right-of-way or internal roadway built to
public
engineering standards.
2. Massing and form.
a. Provide changes in the depth of the
plane in excess of two feet for all
walls more than 75 feet in length.
b. Maximum length of
shall be 200 feet.
c. Roofline heights must be varied a minimum of two feet for
greater than 75 feet in length.
d. Provide vertical partitioning of
by using columns, pilasters and other vertical elements a minimum of every 25 feet.
e. Articulation of
fronts through changes in depth or
relief (e.g. windows, doors, cornices, columns, a change in materials) shall occur a minimum of every 15 feet in the horizontal or vertical dimensions.
3. Design elements.
a. Every
elevation adjacent to a
with a horizontal dimension of more than 100 feet shall have a
entrance.
b.
adjacent to sidewalks or pedestrian connections must include weather protection canopies or
along at least 75% of the length of the ground floor
.
c. Incorporate a minimum of 50% transparency/window openings on the ground floor
of
that are 5,000 square feet or less, or 20% transparency/window openings for
greater than 5,000 square feet facing the public right-of-way. For a
that faces two
, the requirement shall apply to the predominant
or as determined by the
where both
are considered similar.
d. Windows shall not be reflective, tinted or treated in such a way as to block views into or out of windows unless for energy or security purposes.
e. Windows must be recessed a minimum of four inches from
.
f. Materials such as synthetic stucco (EIFS, Dryvit, etc.) are prohibited at ground floor.
g. Vinyl cladding of
is prohibited at ground floor.
4. Compatibility.
a. Any
or portion of a
that is less than 50 feet from existing residential
must not be higher than 15 feet above the top of the roofline of the nearest existing
.
b. When adjacent to existing residential
, all commercial
with
less than 20,000 square feet of total
area must provide a gabled element to the parapet or roof.
5. Safety.
a. Security gates or bars on windows or doors are prohibited along ground floors of commercial
, excluding loading and storage areas.
b. Motion activated security lighting is prohibited along
that front onto public rights-of-way.
c. Public
shall be provided to all commercial
that provide plazas, squares or courts intended for food, beverage or entertainment
.
d. Parking
or roadways shall not be gated or secured excluding loading and storage areas or residential parking areas.
6. Single- and
in the NMU zone shall comply with § 17.8.710F.
C.
Design Standards within Town Center Districts.
1.
form.
a. All new
shall be a minimum of two-stories in height in the TCC Zone or a minimum height of 16 feet in the TCT Zone, as measured at the front elevation to top of parapet or eave line of lowest point of
.
b. All flat-roofed
shall have a decorative cornice at top of
(parapet)
c. Exterior pilasters and columns shall project a minimum of six inches beyond
.
d. All rooftop mechanical equipment shall be screened by a solid wall from view of the public right-of-way and pedestrian routes.
2. Retail storefronts.
a. First floor vertical elements such as columns or pilasters shall be provided and spaced center-to-center at a maximum of 25 feet apart.
b. Doors on the main floor
facing a
shall contain windows equivalent in size to 50% of door surface area.
c. Storefront glazing must be transparent. Reflective, tinted, glazed or techniques that obscure more than 20% of glazed surfaces shall be prohibited.
d. Glazing dimensions shall have a greater height than width.
e. Storefront glazing with divided lights shall be limited to transom windows only.
f. All window frames shall be painted.
g.
shall be constructed of metal, glass or natural canvas fabrics.
Vinyl, synthetic fabric, plastic or backlit
are prohibited.
3. Commercial entries.
a. The entry enclosure shall be offset a minimum of two feet from the
.
b. Windows and door in exterior wall shall be surrounded with trim of two and one-half inches minimum width.
c. At least 25% of all primary entry doors shall contain transparent glazing.
d. Unpainted metal frames are prohibited.
e. Reflective, opaque or tinted glazing is prohibited.
4. Residential entries.
a. Residential doors which
a public right-of-way shall be
a minimum of three feet from a public sidewalk plus any additional
needed to meet the minimum sidewalk requirements (where applicable).
b. The following types of doors shall not provide the
into a
unit: sliding glass or solid metal doors without glazing.
c. Residential stoops, porches or terraces shall be raised no higher than four feet above
at the adjacent right-of-way.
d. Residences with entry porches or terraces shall have a minimum area of 60 square feet.
e. Residential entries shall be no lower than four feet below
measured at adjacent right-of-way.
5. Windows and doors.
a. Window and door openings shall comprise the following minimum portions of the front
at the main floor as measured between two feet above the sidewalk to ten feet above the sidewalk: TCC - 80%; TCT -50%.
b. Window and door openings shall comprise the following minimum portions of the front
above the main floor as measured between two feet above the sidewalk to ten feet above the sidewalk: TCC - 30%; TCT - 30%.
c. Clear or transparent glazing is required for windows fronting the public rights-of-way.
d. Glass shall be recessed a minimum of one and one-half inches from the surrounding exterior wall surface.
e. Spandrel, glass curtain-wall or any window wall glazing that creates an opaque, flat or featureless, or reflective surface shall not be used at ground floor.
6. Exterior walls.
a. Vinyl, plastic or metal siding are prohibited the all Town Center zones.
b. Synthetic Stucco (EIFS, Dryvit, etc.) insulating cladding materials along the first floor of
that front public rights-of-way are prohibited.
c. Flagstone or other stone veneer along the first floor of
that front public rights-of-way are prohibited.
d. Simulated or cultured stonework are prohibited for commercial
.
e. Wood, asphalt or cement shingles are prohibited at first floor for commercial
.
7. Walls and
.
a. Plastic and/or chain-link
are prohibited in all Town Center zones.
b. All wood
shall be painted.
D.
design standards for institutional
not within the Institutional Zone.
1.
orientation shall comply with standards for commercial
contained in subsection B.1. above.
2. Massing and form shall comply with the standards for commercial
contained in subsection B.2. above.
3. Design elements shall comply with the standards for commercial
contained in subsection B.3. above with the
of subsection B.3.b.
4. Town Center Districts:
design for institutional
within the Town Center Districts are subject to the applicable requirements of subsection C. above. Standards pertaining to retail storefronts and commercial and residential entries shall not apply unless the institutional
is similar to commercial or residential
.
5. The
design standards do not apply to
less than 500 square feet.
6.
design within an Institutional Zone shall comply with the requirements of § 17.8.885.
E.
design standards for
and within Historic Districts. All and new within a historic district are subject to the design standards found in § 17.5.220.
F. Single-unit and
types.
1. Purpose. The purpose of the design standards is to ensure that new residential has a positive influence on the livability and safety of surrounding neighborhoods. The standards are narrowly focused on improving the way that new residential relate to the public right-of-way (, sidewalks and parkways).
2. Applicability.
a. Unless otherwise noted, the standards in this section apply to all
detached and
types.
b. These standards do not apply to
created through conversion of, or addition to, an existing
detached
or
. The internal conversion or addition of an existing detached
or
is allowed provided the conversion meets
and does not create nonconformance with clear and objective
standards.
c.
of
that are separated from the
property line by another
are exempt from meeting
design standards.
d. The standard relating to
connection is applicable to construction of
,
,
,
,
, and
. The intent of the standard is to ensure that dwellings on smaller
are oriented to and visible from the public
and to enhance the pedestrian environment.
3. General standards.
a.
connection and visual surveillance standard. All habitable rooms facing a
shall have a window.
b. The same
plan,
facing
, or combination thereof, shall not be replicated for
that are adjacent and along the same
or face each other across any
. Replication includes mirrored images (where the main features such as windows, door location,
location, roof peak, and the like are reversed), and minor trim, siding, and paint changes (less than 50%).
4. Building
and elevation standards.
a. No more than six single- attached units shall be allowed in a series.
b.
facing
shall not be replicated on more than 45% of the total number of units on the same
or the project as a whole.
5. detached, ,
and
design standards.
a. Entry orientation. An entry is a building opening designed to be used by pedestrians. It does not include any door exclusively designated as an emergency exit, any door that leads to a utility room or closet, or a garage door not designed as a pedestrian entrance. At least one main entrance for each
containing at least one
unit must meet the following standards:
1. The entrance must be within eight feet of the longest
-facing wall of the
unit; and the entrance must either:
i. Face the
, as shown by the figure below:
ii. Be at an angle up to 45 degrees from the
as shown by the figure below:
iii.
a common space that is adjacent to the
and is abutted by dwellings on at least two sides: or
iv. Open onto a porch. The porch must be at least 25 square feet in area and have at least one entrance facing the
.
b. Windows. A minimum 15% of the area of all
facing
must include windows or entrance doors with windows.
separated from the
property line by a
are exempt from this standard.
c. Garages and off-
parking areas. The combined width of all garages and outdoor on-site parking and maneuvering area shall not exceed a total of 50% of the
, except those which are accessed from an alley.
6. design standards.
a. Entry orientation. An entry is a
opening designed to be used by pedestrians. It does not include any door exclusively designated as an emergency exit, any door that leads to a utility room or closet, or a
door not designed as a pedestrian entrance. At least one main entrance for each
unit must meet the following standards:
1. The entrance must be within eight feet of the longest
-facing wall of the dwelling unit; and the entrance must be either:
i.
the
as shown by Figure 8-20;
ii. Be at an angle up to 45 degrees from the
as shown by Figure 8-21;
iii.
a common that is adjacent to the
and is abutted by dwellings on at least two sides as shown by Figure 8-22; or
iv. Open onto a porch. The porch must be at least 25 square feet in area and have at least one entrance facing the
as shown by Figure 8-23.
b. Windows. A minimum 15% of the area of all
facing
must include windows or entrance doors with windows.
separated from the
property line by a
are exempt from this standard.
c.
and parking.
i. A maximum of one
approach is allowed for each
unit.
ii. Outdoor on-site parking and maneuvering areas shall not exceed the lesser of 12 feet wide on any
or 50% of the
.
iii. The width of
entrances shall not exceed 12 feet as measured from the inside of the
door frame.
iv. A
unit on a
shall take
from a single
approach.
v. A
project that includes consolidated
or shared
shall grant
to allow normal vehicular
.
vi.
adjacent to an shall take vehicular
only from the .
d. Unit definition. Each
must include at least one of the following on at least one
facing facade:
i. A roof dormer a minimum of four feet in width;
ii. A balcony a minimum of two feet in depth and four feet in width and accessible from an interior room;
iii. A bay window that extends from the facade a minimum of two feet;
iv. An offset of the
a minimum of two feet in depth, either from the neighboring
or with the
of a single
;
v. An entryway that is recessed a minimum of three feet;
vi. A covered entryway with a minimum depth of four feet; or
vii. A porch of at least 25 square feet in area with at least one entrance facing the
or have a roof.
7. Cottages and
.
a. Cottage orientation: Cottages must be oriented around a
and must be connected to the courtyard by a pedestrian path at least five feet in width.
b. A minimum of 50% of cottages within a cluster must be oriented toward the
and must:
i. Have a main entrance facing the
;
ii. Be within ten feet from the
, measured from the facade of the cottage to the nearest edge of the
; and
iii. Be connected to the
by a pedestrian path at least five feet in width;
iv. Cottages not facing the
or the
must have their main entrance facing a pedestrian path at least five feet in width that is directly connected to the
.
c.
design standards. Each
must share a
. Common courtyards must meet the following standards:
i. The
must be a single,
piece.
ii. Cottages must abut the
on at least two sides of the courtyard.
iii. The
must contain a minimum of 150 square feet per cottage.
iv. The
must be a minimum of 15 feet wide at its narrowest dimension.
v. The
shall be improved with a mix of landscaping, lawn area, pedestrian paths, and/or paved area. The
may also include recreational
. Impervious elements of a
shall not exceed 75% of the total
area.
vi. Pedestrian paths must be included in a
area. Paths that are
to a courtyard may count toward the courtyard’s minimum dimension and area. Parking areas, required
areas, and
do not qualify as part of a
.
d. Community buildings.
1.
may include community buildings for the shared
of residents that provide space for accessory
such as community meeting rooms, guest housing, exercise rooms, day care, or community eating areas. Community building must meet the following standards:
i. Each
is permitted one community building;
ii. A community building that meets the Development Code’s definition of a dwelling unit must meet the maximum 900 square foot
limitation that applies to cottages, unless a covenant is recorded against the property stating that the
is not a legal dwelling unit and will not be used as a primary dwelling.
e. Pedestrian
.
1. An accessible pedestrian path must be provided that connects the main entrance of each cottage to the following:
i. The
;
ii. Shared parking areas;
iii. Community buildings; and
iv. Sidewalks in public rights-of-way abutting the site or rights-of-way if there are no sidewalks.
2. The pedestrian path must be hard-surfaced and a minimum of four feet wide.
f. Windows.
1. Cottages within 20 feet of a shared property line must meet any window coverage requirement that applies to detached singe unit dwellings in the same zone.
g. Parking design.
1. Clustered parking. Off-
parking may be arranged in clusters, subject to the following standards:
i.
with fewer than 16 cottages are permitted parking clusters of not more than five
spaces.
ii.
with 16 cottages or more are permitted parking clusters of not more than eight
spaces.
iii. Parking clusters must be separated from other spaces by at least four feet of landscaping.
iv. Clustered parking areas may be covered.
2. Parking location and
.
i. Off-
and vehicle maneuvering areas shall not be located within 20 feet from any
property line, except property lines; or between a
property line and the front facade of cottages located closest to the street property line. This standard does not apply to alleys.
ii. Off-
shall not be located within ten feet of any other property line, except property lines.
and drive
are permitted within ten feet of other property lines.
3. Screening, landscaping, fencing, or walls at least three feet tall shall separate clustered parking areas and parking
from common courtyards and public streets.
4. Garages and
.
i. Garages and
(whether shared or individual) must not abut common courtyards.
ii. Individual attached garages up to 200 square feet shall be exempted from the calculation of maximum
for cottages.
iii. Individual detached garages must not exceed 400 square feet in
.
iv.
doors for attached and detached individual garages must not exceed 20 feet in width.
h. Accessory
. Accessory
with a
must not exceed 400 square feet in
.
i. Existing
. On a
or parcel to be used for a
, an existing detached single unit home on the same
at the time of proposed
of the
may remain within the
area under the following conditions:
1. The existing dwelling may be nonconforming with respect to the requirements of this code.
2. The existing dwelling may be expanded up to the maximum height in subsection allowed by this Code or the maximum
; however, existing dwellings that exceed the maximum height and/or footprint of the Code may not be expanded.
3. The
of the existing dwelling shall not count towards the maximum average
of a
.
4. The existing dwelling shall be excluded from the calculation of orientation toward the
.
G. Institutional zone design standards.
1. Purpose. The purpose of the institutional design standards is to ensure that new development has a positive influence on the livability and safety of the Forest Grove community. The standards are focused on improving the way that new institutional buildings relate to the surrounding neighborhood, help create a pleasant pedestrian environment and support available public transit service.
2. Applicability.
a.
in the INST zone is subject to Design Review under a Type II process.
b. Design Review for projects within the INST zone may be conducted as part of a Type III,
permit process.
3. Design standards for multi-unit residential buildings in the INST Zone. Multi-unit residential buildings in the Institutional District shall meet the standards of Multi-Unit found in this article.
4. Design standards for non-residential buildings in the INST Zone.
a. Building location. The building location should imitate the pattern set by surrounding residential
. For example, if adjacent dwellings are set back 20 feet from the
, the INST building(s) should maintain the same
.
b. Building orientation and entrance. At least one main entrance to the INST building(s) shall be oriented to the
and sidewalk rather than toward the parking area. A direct sidewalk connection shall extend from the public sidewalk to the main entrance.
c. Parking location. Off-
parking for the INST building(s) should be located to the side or behind the building and shall not be located between the building and the
(s). To minimize the extent of paved areas, on
parking available along the
of the INST
may be counted toward off-
parking requirements.
d. Trash storage area. The INST building(s) shall provide an adequate sized trash storage area to accommodate waste generated on-site. The trash storage area shall be screened from public view from the sidewalk.
e. Pedestrian connections and travel shall be given clear priority in INST district. The on-site pedestrian circulation system shall connect to public sidewalks adjacent to the site.
f. Primary entrances shall be architecturally emphasized and visible from the
. Building entrances shall incorporate arcades, roofs, porches, alcoves, porticoes, or awnings that protect pedestrians from the rain and sun.
H. Neighborhood Commercial District.
1. Building form.
a. All flat-roofed buildings shall have a decorative cornice at the top of the building (parapet).
b. All rooftop mechanical equipment shall be screened from view of the public right-of-way and pedestrian routes.
c. Buildings shall have an entrance facing the
.
d. Building
adjacent to sidewalks or pedestrian connections must include weather protection canopies or awnings along at least 50% of the length of the ground floor
.
e. Window and door openings shall comprise at least 75% of the front building facade of the ground floor as measured from two feet above the sidewalk to 12 feet above the sidewalk.
f. To improve the appearance of the
and allow for natural surveillance of the car park, non-
facing
with customer entries shall have pedestrian level transparency between the heights of two and 12 feet for 40% of the wall area within 30 feet of the entry.
g. Entry doors on the main floor facade shall contain windows equivalent in size to at least 50% of door surface area.
h. Storefront glazing shall be transparent. Reflective, opaque or tinted glazing is prohibited.
i. Storefront glazing with divided lights shall be limited to transom windows only.
2. Exterior materials.
a. To break up large building forms and wall surfaces, buildings shall incorporate a variety of materials, surface relief, and texture. Each facade visible from the
shall be a combination of materials as per Table 8-8 below.
i. | Buildings shall utilize primary materials for no less than 65% of each building facade area. |
ii. | Secondary materials are prohibited as the primary cladding on building facades and shall not be allowed on more than 35% of each building facade area. |
iii. | Accent materials are permitted on no greater than 5% of each facade area as trims or accents (e.g. flashing, projecting features, ornamentation, etc.) |
Full brick or brick veneer | P |
Stone or masonry | P |
Stucco | P |
Glass (transparent, spandrel) | P |
Factory finished or naturally finished flat, profiled, fluted or ribbed metal [1] | P |
Other materials as approved by the Community Development Director or Planning Commission | P/S |
Finished wood, wood veneers, and wood siding | S |
Standing seam metal [1] | S |
Concrete blocks with integral color (ground, polished or glazed finishes) | S |
Concrete (poured in place or precast) | S |
Fiber reinforced cement siding and panels | S |
Ceramic tile | S |
Concrete blocks with integral color (split face finished) | A |
Corrugated metal | A |
Glass block | A |
Vegetated wall panels or trellises | A |
Vinyl siding | N |
T1-11 plywood | N |
Wood, asphalt or cement shingles | N |
Exterior Insulation Finishing System (EIFS) or Dryvit | N |
Awnings of metal, glass or natural canvas fabrics | P |
Awnings of vinyl, synthetic fabric, plastic or that are backlit | N |
Wood fences (painted), wire, or ornamental metal panel fences | P |
Plastic or vinyl fencing | N |
Chain link fencing | N |
P = Primary Material S = Secondary Material A = Accent Material N = Not Permitted |
Footnotes: [1] Metals shall be of a size, thickness and detailing that will remain free of visual defects and visual distortion. |
3. Safety.
a. Security gates or bars on windows or doors are prohibited along ground floors of commercial buildings, excluding loading and storage areas.
b. Motion-activated lighting is prohibited along building facades that front onto public rights-of-way.
c. Public
shall be provided to all commercial
that provide plazas or courts intended for food and beverage
.
d. Car parks or roadways shall not be gated or secured (excluding loading and storage areas).
(Ord. 2009-01, passed 3-9-2009; Ord. 2009-12, passed 11-23-2009; Ord. 2013-3, passed 5-22-2013; Ord. 2016-3, passed 3-28-2016; Ord. 2019-05, passed 6-24-2019; Ord. 2020-05, passed 11-9-2020; Ord. 2022- 01, passed 5-9-2022; Ord. 2023-03, passed 5-22-2023)