Design Regulations Update

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 • Tour • PAC Meeting 1 • 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. 17.74.060) • 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

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 17.74.60 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

29. Character Areas

30. Character Areas: Site Design

31. Character Areas: Site Design

32. Character Areas: Site Design

33. Character Areas: Building Design

34. Character Areas: Building Design

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