1. Design Regulations Update
Planning Commission Public Hearing
September 2019

2. Presentation Overview
Project Schedule
Purpose and Desired Form Review
Key Changes to Public Draft Code:
Code Organization and Administration
Chapter 17.20: Multiple-Family Residential Zone
Chapter 17.74: Design Regulations

3. Schedule 1. Context and Understanding 2. Desired Form and Function
Tour
PAC Meeting 1
1. Context and Understanding
June – July 2018
2. Desired Form and Function
July – November 2018
3. Code Development and Refinement
December 2018 – June 2019
Community Design Day
Visual Preference Workshop and Questionnaire
PAC Meeting 2
PAC Meeting 3
Online Review
Public Review

4. Purpose and Desired Form

5. Guiding Principles: PAC Mtg. 1
Support consistent street front
Strengthen uniqueness of pearls
Design for local context and coastal setting
Promote walkable development in pearls
Improve design along string
Draw on positive examples
(ex. Cannon Beach, Nye Beach, etc.)

6. Code Audit Key Recommendations
Restructure Commercial Design Standards Chapter
Consolidate/improve organization
Fine-tune pearl-specific zone district chapters
Improve map and define character type boundaries
Update/add illustrations and graphics

7. Community Engagement Key Findings: Desired Form
Prioritizing pedestrian spaces
Public realm, building, parking
Contiguous building fronts AND stand-alone buildings
(Some) contemporary design/color
Keeping a small scale
Regulating large scale commercial
Multi-family residential uses at a human scale
Traditional building form
Multi-family that retains coastal residential character

8. Code Organization and Administration

9. Organization Existing Code Definitions found in multiple chapters
Lengthy/repetitive code sections
Hard to navigate code/find relevant standards
Public Draft Code
Used tables to abbreviate and simplify (ex )
Consolidated and updated definitions to separate chapter
Updated terms for clarity
Improved page layout and heading styles

10. Existing Code Example:
Public Draft Code Example:

11. Format and Graphics Existing Code Hard-to-read Different styles
Public Draft Code
Revised illustrations and tables for consistency, legibility and to exemplify complex standards or requirements
Improved consistency of graphics
Graphics are print and online compatible

12. Existing Code Examples:
Public Draft Code Examples:

13. Design Review Existing Code No Design Review process
No requirements for applications
No expedited process (Administrative Review)
Public Draft Code
Added new Design Review section
Streamlined development review types and procedures
New thresholds for major and minor to expedite review

14. Design Review Administrative Review Quasi-Judicial Review Exceptions
Exterior alterations
Minor modifications and building additions
Administrative Review
Major modifications
Determined by Director
Requested by applicant
Quasi-Judicial Review
General maintenance
Residential dwellings (except multi-family)
Nonconformances
Exceptions

15. Chapter 17.20: Multiple-Family Residential Zone

16. Chapter 17.20: Key Changes Existing Code No building design standards
No specific parking design requirements
No specific landscaping requirements
Hard-to-understand site design standards
Public Draft Code
New building design standards in 17.74
No parking allowed between street and building
Landscaping requirements for parking areas
Site design standards in table form

17. Chapter 17.20: Density Existing Code
No minimum density for multi-family housing
Calculated based on minimum lot area:
5,000 sq. ft. for single-family
8,000 sq. ft. for duplex or first two units of multi-family
Additional min. lot sizes for low, high, or mixed density
Public Draft Code
25 units/acre min. density for multi-family housing
Modified min. lot sizes and removed additional minimums

18. Chapter 17.20: Permitted Uses
Existing Code
Allowed Single Family, Hospitals, Time Share Units, Public and Private Golf Courses & Utility Substations
These uses are not consistent with the intent of the Multiple Family Residential Zoning District
Public Draft Code
Removed the uses of Single Family, Hospitals, Time-Share Units, Public and Private Golf Courses & Utility Substations
Moved Residential Homes, Assisted Living Facilities, and Transitional housing to Conditional Uses

19. Chapter 17.20: Site Design Existing Code
45% max. building coverage for all uses
Same setbacks for all uses
Allows front-loaded garage access for multi-family
Public Draft Code
60% max. building coverage for multi-family
Reduction of front setbacks for multi-family
Prohibits front-loaded access for multi-family
Side or rear loaded only

20. Chapter 17.74: Design Regulations

21. Community Engagement Findings: Off-Street Parking + Circulation

22. Off-Street Parking + Circulation
Existing Code
No standards for design
Public Draft Code
Prohibits parking between street and building
Requires direct pedestrian connection
Requirements for landscaping and screening internal to parking lots
New requirements for structured parking

23. Off-Street Parking + Circulation

24. Community Engagement Findings: Pedestrian Spaces

25. Pedestrian Spaces Existing Code Three percent (development in pearls)
Min. eight-foot width
Min. 64 sq. ft.
½ of one percent of building cost
Public Draft Code
No substantial changes: Continue existing standards

26. Community Engagement Findings: Character Areas

27. Character Areas Existing Code
Minimal guidance for community-supported design outside of Pearls
Mix of subjective and objective standards
Public Draft Code
Restructured based on street type/pearl and created new sections for each site design element
Restructured code for clear and objective standards, and clarified where subjective (guidelines) apply

28. Character Areas: Principles
Compact, walkable, mixed-use development
Vibrant pedestrian spaces and streets
Pearls
Improve building design along busy side streets
Enhanced street front and ground floor design
High-Use Streets
Flexibility in site design
Consistency in building design
String

29. Character Areas

30. Character Areas: Site Design
Development extends at least 50% of street
Entrance within 10 feet of ROW
Pearls
Improve building design along busy side streets
Enhanced street front and ground floor design
High-Use Streets
Flexibility in site design
Consistency in building design
String

31. Character Areas: Site Design
Development extends at least 50% of street
Entrance within 10 feet of ROW
High-Use Streets
Improve building design along busy side streets
Enhanced street front and ground floor design
Flexibility in site design
Consistency in building design
String

32. Character Areas: Site Design
40-foot max. setback
Allow for multiple driveways
String

33. Character Areas: Building Design
Pearl
String
Hight-Use Street
Building height (min.)
18 feet
No min.
Building height (max.)
Established by underlying zone
Ground floor windows
60%
40%
Entrances
1+1 every 40 feet 1
1 each 90-feet of street frontage
Pedestrian shelters (minimum along street frontage)
75% of building frontage length
At all building entries
50% of building frontage length

34. Character Areas: Building Design
Pearl
String
Hight-Use Street
Building articulation
Max. individual wall plane size
800 sq. ft.
1,600 sq. ft.
Min. recess or projection of wall planes
i. Facades less than 100 feet long: 3 feet
ii. Facades 100 feet or longer: 6 feet
Max. length of individual wall plane
12 feet
24 feet

35. Community Engagement Findings: Building Design Elements

36. Building Design: Design Elements
Wecoma
Historic roadside commercial or small-scale cottage architecture

37. Building Design: Design Elements
DeLake
Break up larger facades and repetitious design features to create an appearance of smaller-scale buildings

38. Building Design: Design Elements
Cutler City
Residential character and integration of nature

39. Materials and Color Existing Code
Primary materials: Unfinished, painted or natural stain wood
Secondary materials: Metals and rough-hewn wood
Colors: No primary colors specified
Public Draft Code
Materials: No substantial changes (continue existing standards)
Colors:
Pearls: Allow for brighter colors. Subtle earth-tones preferred
String or High-Use Streets: Low-reflectance shades

40. Roof Form Existing Code Flat, gabled, or hipped Min. pitch ~6:12
Public Draft Code
Sloped roof required for smaller buildings in pearls (<50 width) with min. pitch of 6:12

41. View Protection Existing Code No requirements Public Draft Code
New guidelines for north-south streets
200-foot maximum length of buildings in pearls
300-foot maximum length outside of pearls
Min. 25-foot distance between buildings

42. View Protection

43. Community Engagement Findings: Multi-family that retains coastal residential character

44. Multiple-Family Zoning Design
Existing Code
No standards
Public Draft Code
Reducing building bulk (Upper floor step-back)
Breaking-up building form
Requiring pitched roof for smaller buildings
Requiring minimum requirements for windows
Providing guidance on materials and color

45. Multiple-Family Zoning Design
Building Step-back

46. Multiple-Family Zoning Design
Building Form

47. Multiple-Family Zoning Design
Roof Form

48. Multiple-Family Zoning Design
Additional Standards
Windows: 15% of façade facing public right-of-way
Materials: Allows for range of building materials. Preference for wood as primary material.
Colors: Low reflectance, muted earth tones.
Mechanical equipment: Screened from right-of-way