Planning and Zoning

1017.01 Applicability

Section 1017 applies to subdivisions, partitions, and Type II replats in the VR-4/5, VR-5/7, R-5, R-7, R-8.5, R-10, R-15, R-20, and R-30 Districts.

1017.02 Definitions

The following definitions apply to Section 1017:

1. CROWN COVER: The area within the drip line of a tree.
2. FRONT LOT LINE: A lot line abutting a street.  For corner lots, the front lot line is that with the narrowest street frontage.  When the lot line abutting a street is curved, the front lot line is the chord or straight line connecting the ends of the curve.  For a flag lot, the front lot line is the lot line that is most parallel to and closest to the street, excluding the pole portion of the flag lot.  (See Figure 1017-1.)
3. NORTHERN LOT LINE: The lot line that is the smallest angle from a line drawn east-west and intersecting the northernmost point of the lot, excluding the pole portion of a flag lot.  If two lot lines have an identical angle relative to a line drawn east-west, the northern lot line shall be an east-west line 10 feet in length within the lot in the northernmost point possible.  (See Figure 1017-2.) 
4. NORTH-SOUTH DIMENSION: The length of a line beginning at the midpoint of the northern lot line and extending in a southerly direction perpendicular to the northern lot line until it reaches a lot line.  (See Figure 1017-3.)
    
5. UNDEVELOPABLE AREA:  An area that cannot be used practicably for a habitable structure because of natural conditions, such as slopes exceeding 20 percent in a direction greater than 45 degrees east or west of true south, severe topographic relief, water bodies, or conditions that isolate one portion of a property from another portion so that access is not practicable to the unbuildable portion; or man-made conditions, such as right-of-way; existing development which isolates a portion of the site and prevents its further development; setbacks or development restrictions that prohibit development of a given area of a lot by law or private agreement; or existence or absence of easements or access rights that prevent development of a given area.

1017.03 Design Standard

Except as established by Subsection 1017.04, a minimum of 70 percent of the lots or parcels in the subdivision, partition, or Type II replat shall:

1. Have a minimum north-south dimension of 90 feet.  Undevelopable area, other than a required setback area, may be included in the north-south dimension if it abuts either of the lot lines used in calculating north-south dimension; and
2. Have a front lot line that is oriented within 30 degrees of a true east-west axis.  (See Figure 1017-4.) 

1017.04 Exceptions to the Design Standard

The minimum percentage of lots or parcels that must comply with Subsection 1017.03 shall be reduced to the minimum extent necessary if one or more of the following site characteristics apply:

1. Density and Cost:  If Subsection 1017.03 is applied, either the resulting density would be less than that proposed, the minimum density would be less than that required in Section 1012, Lot Size and Density, or on-site site development costs (e.g., grading, roads, and water, surface water management and sanitary sewer systems) are at least five percent more per lot or parcel than if the standard is not applied due to one of the following conditions:
   1. The subject property, or a portion of the subject property for which the exception is sought, has a natural grade that is sloped 20 percent or more and is oriented greater than 45 degrees east or west of true south, based on a topographic survey by a professional land surveyor registered in the State of Oregon.
   2. The subject property includes a significant natural feature identified in the Comprehensive Plan, designated open space identified in the Comprehensive Plan, a highly or moderately restricted area identified in Subsection 1012.05, or a protected water resource and associated vegetated corridor regulated by the surface water management authority, that:
      1. Prevents given streets, lots, or parcels from being oriented for solar access; and
      2. Will remain undeveloped.
   3. Existing road patterns must be continued through the subject property or must terminate on-site to comply with applicable road standards or planned roads in a way that prevents given streets, lots, or parcels from being oriented for solar access.
   4. An existing public easement or right-of-way prevents given streets, lots, or parcels from being oriented for solar access. 
2. Development Amenities:  If Subsection 1017.03 is applied to a given lot or parcel, significant development amenities that would otherwise benefit the lot or parcel will be lost or impaired.  Evidence that a significant diminution in the market value of the lot or parcel would result from having the lot or parcel comply with Subsection 1017.03 is relevant to whether a significant development amenity is lost or impaired. 
3. Existing Shade: As demonstrated by a scaled tree survey or an aerial photograph, trees a minimum of 30 feet tall, and more than six inches in diameter at a point four feet above grade, have a crown cover over at least 80 percent of a given lot or parcel, and at least 50 percent of the crown cover will remain after development of the lot or parcel.
   1. Trees are assumed to remain if the trees do not need to be removed for a driveway or other development and at least one of the following applies:
      1. The trees are in a required setback;
      2. The trees are part of an existing or proposed park, open space, or recreational amenity;
      3. The trees are separated from the developable remainder of their lot or parcel by an undevelopable area or feature; or
      4. The trees are required to be preserved pursuant to Subsection 1002.03(A).
   2. Those trees that are assumed to remain; required for compliance with the minimum crown cover standard of Subsection 1017.04(C); and located on the subject property, or contiguous property under the same ownership as the subject property, shall be preserved and protected pursuant to Subsection 1002.03.

[Amended by Ord. ZDO-253, 6/1/15; Amended by Ord. ZDO-266, 5/23/18; Amended by Ord. ZDO-268, 10/2/18]

1015.01 General Standards

1. Inside the Portland Metropolitan Urban Growth Boundary (UGB), parking, loading, and maneuvering areas shall be hard-surfaced, unless a permeable surface is required for surface water management pursuant to the regulations of the surface water management authority or in order to comply with Subsection 1006.06.
2. Outside the UGB, areas used for parking, loading, and maneuvering of vehicles shall be surfaced with screened gravel or better, and shall provide for suitable drainage. 
3. Parking and loading requirements for uses and structures not specifically listed in Tables 1015-1, Automobile Parking Space Requirements; 1015-2, Minimum Automobile Parking Space Requirements for Dwellings; 1015-3, Minimum Required Bicycle Parking Spaces; and 1015-4, Minimum Required Off-Street Loading Berths shall be subject to the requirements for the most similar use.
4. Motor vehicle parking, bicycle parking, and loading areas shall be separated from one another.
5. Required parking spaces and loading berths shall not be:
   1. Rented, leased, or assigned to any other person or organization, except as provided for under Subsection 1015.02(D)(3)(a) for shared parking or Subsection 1015.04(C) for shared loading berths.
   2. Used for storing or accumulating goods or storing a commercial or recreational vehicle, camper, or boat, rendering the space(s) useless for parking or loading operations.
   3. Occupied by the conducting of any business activity, except for permitted temporary uses (e.g., farmers' markets).

1015.02 Motor Vehicle Parking Area Standards

1. Off-street parking areas shall be designed to meet the following requirements:
   1. Off-street motor vehicle parking areas shall be provided in defined areas of the subject property.  No area shall be considered a parking space unless it can be shown that the area is accessible and usable for that purpose and has required maneuvering area for vehicles. Required backing and maneuvering areas shall be located entirely onsite.
   2. Automobile parking spaces shall be a minimum of 8.5 feet wide and 16 feet long, except that parallel spaces shall be a minimum of 8.5 feet wide and 22 feet long. 
   3. A minimum of 25 percent of required parking spaces shall be no larger than 8.5 feet wide and 16 feet long.
   4. Parking areas shall comply with minimum dimensions for curb length, stall depth, and aisle width established by the Clackamas County Roadway Standards; these dimensions are based on the orientation (e.g., 45-degree, 90-degree), length, and width of the spaces.
   5. Double-loaded, 90-degree angle parking bays shall be utilized where possible.
   6. A minimum of one parking space or five percent of the required spaces, whichever is greater, shall be marked and signed for use as carpool/vanpool spaces.  These spaces shall be the closest employee automobile parking spaces to the building entrances normally used by employees, but shall not take priority over any spaces required for individuals with disabilities.
   7. In parking lots greater than one acre, major onsite circulation drive aisles and lanes crossing to adjacent developments shall not have parking spaces accessing directly onto them.
   8. Where feasible, shared driveway entrances, shared parking and maneuvering areas, and interior driveways between adjacent parking lots shall be required.
   9. Except for parallel spaces, parking spaces heading into landscaped areas or along the perimeter of a parking lot shall be provided with a sturdy tire stop at least four inches high and located two feet within the space to prevent any portion of a car within the lot from extending over the property line.
   10. For parking spaces heading into a landscaped area, the area in front of the tire stop that is included in the parking space dimension may be landscaped instead of paved or graveled according to the following standards:
       1. Landscaping shall be ground cover plants only;
       2. The area in front of the tire stop that is included in the parking space dimension shall be in addition to the required minimum dimension for a landscape planter; and
       3. The landscaped area in front of the tire stop may count toward overall site landscaping requirements established in Table 1009-1, Minimum Landscaped Area.  However, it may not count toward perimeter landscaping requirements established in Section 1009.03(B)(1). 
2. Parking Minimums: The minimum number of parking spaces listed in Tables 1015-1, Automobile Parking Space Requirements, and 1015-2, Minimum Automobile Parking Space Requirements for Dwellings, applies unless modified in Subsection 1015.02(D). 
   1. In case of expansion of a building or use that, prior to the expansion, does not meet the minimum parking space requirements in Table 1015-1 or 1015-2, the following provisions shall apply:
      1. The minimum number of additional parking spaces required shall be based only on the floor area or capacity added and not the area or capacity existing prior to the expansion.
      2. If the enlargement covers any of the pre-expansion parking spaces, lost parking spaces shall be replaced, in addition to any required additional spaces.
   2. In the event more than one use occupies a single structure or parcel, the total minimum requirement for parking shall be the sum of the minimum requirements of the several uses computed separately. 
3. Parking Maximums:
   1. Within the UGB, the parking maximums listed for Urban Zone A in Table 1015-1 and Note 4 of Table 1015-2 apply when an area has 20-minute peak hour transit service within one-quarter mile walking distance for bus transit or one-half mile walking distance for light rail transit.
   2. Within the UGB, areas not meeting the requirements of Subsection 1015.02(C)(1), are subject to the parking maximums listed in Table 1015-1, Urban Zone B.
   3. In case of expansion of a building or use with more parking spaces than the maximumallowed by Table1015-1
      1. Existing parking spaces may be retained, replaced, or eliminated, provided that after the expansion, the total number of remaining spaces complies with the minimum parking space requirement of Table 1015-1 for the entire development; and
      2. Additional parking spaces are allowed only if required to comply with the minimum parking space requirement of Table 1015-1 for the entire development after the expansion.

Table 1015-1:  Automobile Parking Space Requirements1

1  Parking requirements are expressed as number of spaces per 1,000 square feet of gross leasable area, unless otherwise stated.

Table 1015-2: Minimum Automobile Parking Space Requirements for Dwellings1

1   Minimum parking requirement is expressed as number of spaces per dwelling unit, unless otherwise stated. N/A means the dwelling type is not allowed in the applicable zoning district.
2   On land above 3,500 feet in elevation, covered parking shall be provided for structures containing three or more dwelling units.
3   No additional parking spaces shall be required for conversion of a detached single-family dwelling to middle housing.
4   The parking exception in Subsection 1015.02(D)(3)(b) does not apply to townhouses. Maximum parking for townhouses in Urban Zone A is two spaces per townhouse.
5   In the R-2.5 District, the required parking shall be located behind the front setback line.

4. Exceptions to Parking Requirements:
   1. Parking maximums in Table 1015-1 and Note 4 to Table 1015-2 may be increased for the following:
      1. Parking spaces in parking structures;
      2. Fleet parking spaces;
      3. Designated employee carpool spaces;
      4. User-paid spaces; and
      5. Parking spaces for vehicles for sale, lease, or rent.
   2. Parking minimums in Table 1015-2 may be reduced by 40 percent for multifamily dwelling units on sites within a one-quarter mile walking distance of a light rail station. Walking distance is measured along public roads, walkways, or accessways.
   3. Parking minimums in Tables 1015-1 and 1015-2, or as calculated pursuant to Subsection 1015.02(D)(2), may be reduced for the following:
      1. The total minimum requirement for parking spaces may be reduced up to 20 percent per use when shared parking is utilized. 
      2. In commercial and industrial zoning districts, available permitted on-street parking spaces on a development's street frontage may be counted toward required parking.  To count as an on-street parking space, the space must comply with the minimum dimensions for a parking space established by Subsections 1015.02(A)(2) and (4).
      3. Motorcycle parking may substitute for required automobile parking spaces as follows: 
         1. Up to five spaces or five percent of required automobile parking, whichever is less, may be utilized. 
         2. For every four motorcycle parking spaces provided, the automobile parking requirement is reduced by one space. 
         3. Each motorcycle space must be at least four feet wide and eight feet deep. 
      4. Electric vehicle charging stations may be installed according to the following standards:
         1. Two spaces or five percent of the minimum required parking spaces, whichever is greater, may be utilized for electric vehicle charging stations and identified exclusively for such use. 
         2. Additional parking spaces of the minimum required parking may be utilized for electric vehicle charging stations, provided they are not identified exclusively for such use.
         3. Any portion of parking spaces provided that are beyond the required minimum number of parking spaces may be utilized for electric vehicle charging stations, regardless of whether they are identified exclusively for such use. 
   4. A parking cap applies in the SCMU District.  The total number of parking spaces provided for nonresidential development (either onsite or offsite) shall not exceed the parking cap, regardless of the number of pre-existing parking spaces.  Parking maximums and minimums established by Tables 1015-1 and 1015-2 shall be adjusted to the extent necessary to comply with the parking cap.  The parking cap shall be calculated by the following formula:

1015.03     Bicycle Parking Standards

1. Bicycle parking areas shall meet the following on-site locational requirements:
   1. Bicycle parking racks shall be located in proximity to an entrance but shall not conflict with pedestrian needs.
   2. At least 75 percent of the bicycle parking spaces shall be located within 50 feet of a public entrance to the building. 
   3. Bicycle parking may be provided within a building, if the location is easily accessible for bicycles. 
   4. Bicycle parking for multiple uses, or a facility with multiple structures, may be clustered in one or several locations within 50 feet of each building's entrance.
   5. If the bicycle parking is not easily visible from the street or main building entrance, then a sign must be posted near the building entrance indicating the location of the parking facilities. 
2. Bicycle parking shall be designed to meet the following requirements:
   1. When more than seven bicycle parking spaces are required, a minimum of 50 percent of the spaces shall be covered.  All of the required bicycle spaces for schools, park-and-ride lots, congregate housing facilities, quadplexes, and multifamily dwellings shall be covered.
   2. Cover for bicycle parking may be provided by building or roof overhangs, awnings, bicycle lockers, bicycle storage within buildings, or freestanding shelters. 
   3. When more than 15 covered bicycle parking spaces are required, 50 percent of the required covered spaces shall be enclosed and offer a high level of security, e.g., bicycle lockers or a locked cage or room with locking facilities inside, to provide safe long-term parking.
   4. Required bicycle parking spaces shall be illuminated.
   5. Required bicycle parking areas shall be clearly marked and reserved for bicycle parking only.
   6. Bicycle parking space dimensions and standards:
      1. Bicycle parking spaces must be at least six feet long and two feet wide, and in covered situations the overhead clearance must be at least seven feet. 
      2. An aisle a minimum of five feet wide must be provided for bicycle maneuvering. 
      3. Bicycle racks must hold bicycles securely by the frame and be securely anchored.
      4. Hanging bicycle racks and/or enclosed, stackable bike lockers may be substituted for surface racks if comparable dimensions, maneuvering, and clearance are provided to the user.
      5. Bicycle racks must accommodate both: 
         1. Locking the frame and one wheel to the rack with a high-security U-shaped shackle lock; and
         2. Locking the frame and both wheels without removal of wheels to the rack with a chain or cable not longer than six feet. 
   7. The minimum number of bicycle parking spaces listed in Table 1015-3, Minimum Required Bicycle Parking Spaces, are required.  If a listed use is located with the Portland Metropolitan Urban Growth Boundary (UGB), it shall have a minimum of two bicycle parking spaces or the number required by Table 1015-3, whichever is greater.
   8. Within the UGB, quadplexes not developed pursuant to Section 845, Triplexes, Quadplexes, Townhouses, and Cottage Clusters, and  multifamily residential, commercial, and institutional developments shall designate short-term bicycle parking (less than four hours) and long-term bicycle parking (four or more hours) spaces as needed for the development.

Table 1015-3:  Minimum Required Bicycle Parking Spaces
 

1     Minimums outside the UGB are 20 percent of the requirement listed in Table 1015-3.

1015.04     Off-Street Loading Standards

1. A.  No area shall be considered a loading berth unless it can be shown that the area is accessible and usable for that purpose, and has maneuvering area for vehicles.
    
2. In cases of expansion of a building or use, that prior to the expansion, does not meet the minimum loading berth requirements in Table 1015-4, Minimum Required Off-Street Loading Berths, the following provisions shall apply:
   1. The minimum number of additional loading berths required shall be based only on the floor area or capacity added and not on the area or capacity existing prior to the expansion.
   2. If the expansion covers any pre-expansion loading berths, lost loading berths shall be replaced, in addition to any required additional berths.
3. In the event several uses occupy a single structure or parcel of land and share the same loading berths, the total requirement for off-street loading shall be reduced by up to 25 percent of the sum of the requirements of the several uses computed separately.
4. The minimum off-street loading berths listed in Table 1015-4 are required.

Table 1015-4:  Minimum Required Off-Street Loading Berths

• [Added by Ord. ZDO-224, 5/31/11; Amended by Ord. ZDO-231, 1/31/12; Amended by Ord. ZDO-243, 9/9/13; Amended by Ord. ZDO-246, 3/1/14; Amended by Ord. ZDO-250, 10/13/14; Amended by Ord. ZDO-252, 6/1/15; Amended by Ord. ZDO-266, 5/23/18; Amended by Ord. ZDO-269, 9/6/18; Amended by Ord. ZDO-268, 10/2/18; Amended by Ord. ZDO-276, 10/1/20; Amended by Ord. ZDO-277, 1/1/22; Amended by Ord. ZDO-282, 7/1/22; Amended by Ord. ZDO-287, 8/3/23]

1013.01 Applicability

Section 1013 applies to subdivisions, partitions, and replats as follows:

1. A subdivision, partition, or replat may be developed as a planned unit development in residential, commercial, and industrial zoning districts, except the FU-10 District. 
2. In an Urban Low Density Residential, MRR, or HR District, a subdivision, partition, or Type II replat shall be developed as a planned unit development if the subject property is larger than one acre and at least 10 percent of the subject property is designated Open Space on Comprehensive Plan Map IV-6, North Urban Area Land Use Plan Map; X-MH-1, Resource Protection Open Space; X-MH-2, Resource Protection Open Space; X-MH-3, Resource Protection Open Space; or X-MH-5, Government Camp Village Plan Resource Protection Open Space.

1013.02 Accessory Uses

The following accessory uses are permitted in a planned unit development.  As used in Subsection 1013.02, accessory use means a subordinate use, the function of which is clearly incidental to that of the main use(s) in the planned unit development.

1. Recreational uses, such as bicycle trails, golf courses, nature preserves, playgrounds, recreation rooms, swimming pools, tennis courts, walking trails, and wildlife sanctuaries; and
2. Offices, other buildings, and facilities required for:
   1. The operation, administration, and maintenance of the planned unit development;
   2. Recreational uses permitted pursuant to Subsection 1013.02(A); and
   3. Vehicle parking and storage established pursuant to Subsection 1013.03(D)

1013.03      Dimensional and Development Standards

1. Natural or Unique Features:  To the maximum extent feasible, the plan and design of the planned unit development shall ensure that natural or unique features of the land and environment are preserved.
2. Maximum Number of Lots:  In the RA-2, RR, RRFF-5, and FF-10 Districts, the number of residential lots in a planned unit development shall not exceed 10.
3. Open Space:
   1. A minimum of 20 percent of the gross site area shall be platted as one or more open space tracts.
   2. Open space tracts may include recreational uses permitted pursuant to Subsection 1013.02(A), bicycle trails, walking trails, natural or landscaped buffer areas, bus shelters, and significant natural vegetation or landscape features. 
   3. Open space tracts shall not include:
      1. Parking areas or driveways, except those serving recreational uses permitted pursuant to Subsection 1013.03(C)(2) ; or
      2. Roads.
   4. The PUD shall be designed so that no lot or parcel is located more than 1000 feet from an open space tract.
   5. All lots or parcels within the PUD shall have reasonable access to at least one open space tract.
   6. Each open space tract shall be large enough for recreational use unless the open space is intended to protect significant natural features from impacts associated with use or development. 
   7. The open space restrictions shall continue in perpetuity, unless the restrictions are modified pursuant to either Section 1309, Modification, or the approval of a new land use permit application provided for by this Ordinance. 
4. Parking:  The following may be required after consideration of street type, width, traffic volume, transit amenities, and pedestrian circulation:  guest parking for dwellings and sufficient parking space for storage of residents' recreational vehicles.
   1. If required, recreational vehicle parking shall be located so as to be compatible with the surrounding development.  If located on the perimeter of the PUD, it shall be screened from adjacent properties.
   2. Off-street parking may be provided on each lot or parcel or in parking areas in proximity to the dwellings they serve, provided that such common parking areas shall be developed on a platted tract designated for parking.

[Amended by Ord. ZDO-248, 10/13/14; Amended by Ord. ZDO-252, 6/1/15; Amended by Ord. ZDO-253, 6/1/15; Amended by Ord. ZDO-266, 5/23/18; Amended by Ord. ZDO-283, 9/5/23]

1012.01 Applicability 

Section 1012 applies to the following land use permit applications in any zoning district that has a minimum lot size standard, district land area standard, or minimum density standard, except the AG/F, EFU, and TBR Districts:

1. Subdivisions;
    
2. Partitions;
    
3. Replats reviewed as a Type II application pursuant to Section 1307, Procedures;
    
4. Design review for manufactured home parks, congregate housing facilities, and dwellings, including residential condominiums; and
    
5. Conditional uses for manufactured home parks and dwellings.

1012.02 Minimum Lot Size Exceptions

In subdivisions, partitions, and replats, lots and parcels shall comply with the minimum lot size standards, if any, of the applicable zoning district, except as established by Subsections 1012.02(A) through (I). 

1. Limitation: Notwithstanding Subsections 1012.02(C) through (F), the minimum lot size inside the Portland Metropolitan Urban Growth Boundary is 20 acres in the FF-10, RA-1, RA-2, RC, RI, and RRFF-5 Districts, except as provided by Subsection 3.07.1130(c) of the Code of the Metropolitan Service District.
2. Bonus Density: If a smaller lot size is necessary to provide bonus density dwelling units awarded under Subsection 1012.05(E), the minimum lot size standard of the applicable zoning district is waived. Demonstrating compliance with this standard shall not require the proposed development to be a planned unit development or require that townhouses be developed.  
    
3. Two or More Lawfully Established Dwellings on One Lot of Record:  If a lot of record is not large enough to be divided in compliance with the minimum lot size standard of the applicable zoning district, the standard is waived if there are two or more lawfully established dwellings located on one lot of record with a Comprehensive Plan land use plan designation of Low Density Residential, Unincorporated Community Residential, or Rural. At least one of the lawfully established dwellings shall be located on each lot or parcel created pursuant to Subsection 1012.02(C). Subsection 1012.02(C) does not apply to the creation of separate lots or parcels for:
    
   1. Accessory dwelling units;
       
   2. Accessory historic dwellings;
       
   3. Accessory farm dwellings on a lot of record with a land use plan designation of Rural if the accessory farm dwelling was established after October 4, 2000;
       
   4. Manufactured dwellings and residential trailers established under a temporary permit;
       
   5. Manufactured dwellings and residential trailers established within a manufactured dwelling park or a manufactured home park; 
       
   6. Dwellings established as a "replacement" for a historic landmark dwelling, where the continued use of the historic landmark dwelling for residential purposes was permitted as a conditional use in the HL, HD, or HC overlay zoning district; or
       
   7. Middle housing dwelling units; however, middle housing land divisions are permitted pursuant to Section 1105, Subdivisions, Partitions, Replats, Middle Housing Land Divisions, Condominium Plats, and Vacations of Recorded Plats. 
       
4. Conditional Use:  If the subject property is developed, or approved to be developed, with a conditional use, the minimum lot size standards of the applicable zoning district are waived, provided:
   1. If a minimum lot size for the conditional use is established by Section 800, Special Use Requirements, it remains applicable.
       
   2. The proposed lot size requires approval pursuant to Section 1203, Conditional Uses.  However, approval pursuant to Section 1203 does not waive the requirement to also receive approval pursuant to Section 1105, Subdivisions, Partitions, Replats, Condominium Plats, and Vacations of Recorded Plats.
       
   3. The minimum lot size waiver applies only to a lot or parcel developed with the conditional use and not to any other lots or parcels in the proposed subdivision, partition, or replat.
       
   4. A deed restriction limiting development of an undersized lot or parcel to the approved conditional use shall be recorded in conjunction with the recording of the final plat.
       
   5. This lot size exception does not apply in the RA-2 or RR Districts, and the minimum lot size for the lot or parcel developed with the conditional use is two acres in the RRFF-5 and FF-10 Districts. In addition, duplexes in the RA-1 District are subject to Subsection 1012.02(F) in lieu of Subsection 1012.02(D).
       
5. Comprehensive Plan Boundary:  If through a Type IV Comprehensive Plan map amendment, a lot of record is divided by a Comprehensive Plan land use plan designation boundary, the lot of record may be partitioned along that boundary (access strips and parcels of less than one acre are excluded). If the boundary separates an Agriculture or Forest designation from an Urban, Unincorporated Community, or Rural designation, or if the boundary separates an Agriculture designation from a Forest designation, the exception to the minimum lot size standards does not apply to any portion of the subject property designated Agriculture or Forest, except to the extent that Subsection 401.08(K) or 406.09(G) also applies.
    
6. Duplexes in the RA-1 District:  In the RA-1 District, there is no minimum lot size for a lot or parcel to be developed with duplexes pursuant to Section 1203, Conditional Uses. However, the maximum density standards of Subsection 1012.07 apply to the entire property proposed for development with duplexes prior to the creation of new lots or parcels.
    
7. Townhouses: In the R-5, R-7, R-8.5, R-10, R-15, R-20, R-30, VR-4/5, or VR-5/7 District, the minimum lot size standards are waived for townhouses.
    
8. Middle Housing Land Divisions: In the R-5, R-7, R-8.5, R-10, R-15, R-20, R-30, VR-4/5, or VR-5/7 District, the minimum lot size standards are waived for middle housing land divisions approved pursuant to Section 1105, Subdivisions, Partitions, Replats, Middle Housing Land Divisions, Condominium Plats, and Vacations of Recorded Plats. 
    
9. Nonresidential Tracts: The minimum lot size standards are waived for a designated nonresidential tract for a private road, open space, or similar support purpose.

1012.03 Maximum Lot Size

In subdivisions, partitions, and replats in the VR-5/7, VR-4/5, and VTH Districts, lots and parcels shall comply with the maximum lot size standards of the applicable zoning district, except as established by Subsections 1012.03(A) through (C) for the VR-5/7 and VR-4/5 Districts.
 

1. A portion of the subject property may be excluded when calculating average lot size for the subdivision, partition, or replat pursuant to Note 4 or 5 of Table 315-3, Dimensional and Building Design Standards in the VR-5/7, VR-4/5, and VTH Districts, or when calculating maximum individual lot size, provided that a master plan for the excluded portion of the subject property demonstrates that the maximum lot size standards can be met for the entire property through future land division.
2. Unless a master plan is provided pursuant to Subsection 1012.03(A), the maximum size of a lot or parcel created for a dwelling lawfully established prior to being zoned VR-5/7 or VR-4/5 is 15,000 square feet unless the dwelling is in a resource protection area, as shown on Comprehensive Plan Map X-SV-1, Sunnyside Village Plan Land Use Plan Map, in which case there is no maximum lot size standard.  Such a lot or parcel is excluded when calculating average lot size for the subdivision, partition, or replat pursuant to Note 4 or 5 of Table 315-3. 
3. Resource protection area, as shown on Comprehensive Plan Map X-SV-1, is excluded when calculating average lot size for the subdivision, partition, or replat pursuant to Note 4 or 5 of Table 315-3 or when calculating maximum individual lot size.

1012.04 General Density Provisions 

1. Density is a measurement of the number of dwelling units in relationship to a specified amount of land. In the context of a partition, subdivision, replat, or manufactured home park, density typically relates to potential dwelling units in the form of lots, parcels, or manufactured home park spaces. Density often is expressed as dwelling units per acre; however, this Ordinance implements density standards in many zoning districts by assigning a district land area (DLA), which is the starting point for determining the maximum number of dwelling units allowed on a particular site. In general, the DLA is the minimum lot area required per dwelling unit; however, the DLA is subject to adjustment for density bonuses, restricted area development limitations, and limits on the extent of new road area that must be subtracted. In addition, for a duplex, triplex, quadplex, or cottage cluster in the R-5, R-7, R-8.5, R-10, R-15, R-20, R-30, VR-4/5, or VR-5/7 District, and for accessory dwelling units, DLA is not the minimum lot area required per dwelling unit.
2. The DLA and the minimum lot size standard applicable to a particular zoning district are seldom the same. Often this is because the maximum density derived from the DLA standard is calculated over the entire site prior to any platting of new lots or parcels. The minimum lot size standard then typically permits flexibility in determining where on the site the allowed dwelling units will be developed. For example, some lots may be relatively large while others are smaller, or open space tracts may be platted while all lot sizes are relatively small. Regardless of allowed flexible sizing of individual lots or parcels, however, the maximum density allowed for the entire site remains the same.
3. Except for middle housing land divisions approved pursuant to Section 1105, Subdivisions, Partitions, Replats, Middle Housing Land Divisions, Condominium Plats, and Vacations of Recorded Plats, if the subject property is currently developed with one or more dwelling units that will be retained, such dwelling units shall be included in demonstrating compliance with the maximum and minimum density standards of Section 1012. Notwithstanding this provision, accessory dwelling units and temporary dwellings approved pursuant to Section 1204, Temporary Permits, are not included in demonstrating compliance with the density standards, provided that these dwellings will continue to comply with the requirements for accessory dwelling units or temporary dwellings, respectively.
    
4. If a subdivision, partition, or replat is proposed on property currently developed with duplexes, triplexes, quadplexes, or multifamily dwellings (or with a current design review approval for such development), maximum and minimum density shall be calculated separately for each proposed lot or parcel, except:
   1. In a planned unit development or a development of duplexes approved pursuant to Subsection 1012.07, maximum and minimum density shall be calculated for the entire property proposed for development prior to the creation of new lots or parcels.
   2. 2.   Middle housing land divisions approved pursuant to Section 1105 are exempt.
5. In a zoning district that does not allow new detached single-family dwellings, a lot created for a nonconforming detached single-family dwelling shall not be included in the gross site area used to calculate minimum and maximum density for the remaining lot(s).
6. Except in Urban Low Density Residential, VR-4/5, and VR-5/7 Districts, each unit in a single room occupancy is considered a dwelling unit for the purposes of calculating minimum and maximum density.

1012.05 Maximum Density

If this Ordinance establishes a district land area (DLA) for the applicable zoning district, the proposed development shall be limited to a maximum density.  Except as necessary to implement a minimum lot size exception granted pursuant to Subsection 1012.02 or as established by Subsection 1012.06, maximum density shall be calculated as follows. 

1. Calculate the land area of the subject property. The result is gross site area (GSA). 
2. Subtract the following from GSA to determine net site area (NSA). In the event of an overlap between categories requiring a subtraction, the area of overlap shall be classified in the most restrictive category.
   1. The land area of new county, public, or private roads (NR) in the HR, MRR, Urban Low Density Residential, VR-4/5, VR-5/7, and VTH Districts, except:
      1. If NR exceeds 15 percent of the GSA, only 15 percent of the GSA shall be subtracted. 
      2. No subtraction shall be made for strips of land adjacent to existing road rights-of-way when such strips are required to be dedicated as a condition of approval;  
          
   2. In a zoning district other than HR and MRR, any land area of the GSA in the following highly restricted areas (HRA), except that no subtraction shall be made for HRA that will remain undeveloped, in which case density accruing to these areas may be transferred to unrestricted areas: 
      1. Slopes greater than 50 percent; 
      2. Mass movement hazards regulated by Section 1003, Hazards to Safety; 
      3. The floodway of the Floodplain Management District regulated by Section 703, Floodplain Management District;   
      4. The Willamette River and the required buffer area regulated by Section 705, Willamette River Greenway;   
      5. Habitat Conservation Areas regulated by Section 706, Habitat Conservation Area District (HCAD); and 
      6. Water Quality Resource Areas regulated by Section 709, Water Quality Resource Area District; and 
   3. In a zoning district other than HR and MRR, fifty percent of the land area of any portions of the GSA in the following moderately restricted areas (MRA), except that no subtraction shall be made for MRA that will remain undeveloped, in which case density accruing to these areas may be transferred to unrestricted areas.:  
       
      1. Slopes equal to or greater than 20 percent and less than or equal to 50 percent; and  
      2. Areas outside the floodway but within the Floodplain Management District regulated by Section 703.   
          
   4. In the HR and MRR Districts, any land area of the GSA in the following highly restricted area (HRA). Residential development is prohibited in the HRA. 
      1. The Floodplain Management District regulated by Section 703; and
   5. In the HR and MRR Districts, 50 percent of the land area of the GSA in the following moderately restricted areas (MRA). Residential development is prohibited in the MRA.  
       
      1. Slopes greater than 25 percent;  
          
      2. Mass movement hazards regulated by Section 1003; and  
          
      3. Wetlands and required buffer areas regulated by Subsection 1002.06 or another public agency.
          
   6. In the HR and MRR Districts, although no subtraction is required for stream corridor areas, residential development is prohibited in these areas.
3. Divide the NSA by the DLA of the applicable zoning district. The result is base density (BD). The calculations that result in a determination of BD are represented by the following formula:  
   
   {GSA – [NR + HRA + (MRA x 0.5)]} / DLA = BD*  
   
   * Except in the HR and MRR Districts, HRA and MRA may be reduced to zero as provided by Subsections 1012.05(B)(2) and (3). 
    
4. In the MRR District, the calculation in Subsection 1012.05(C) shall be done separately for each proposed unit size category identified in Table 317-3, District Land Area Standards in the MRR District. This requires the applicant to identify the square footage of the NSA that is attributed to each unit size category. The results of each separate calculation shall be added to determine BD.  
    
5. Add any applicable density bonuses to BD. Bonus density shall be allowed subject to the following criteria: 
   1. Unless using the affordable housing bonus under option 1 in Table 1012-1, Bonus Density, the proposed development shall include a minimum of four dwelling units, excluding accessory dwelling units and temporary dwellings approved pursuant to Section 1204, Temporary Permits.
   2. The bonus density categories and corresponding maximum increases to BD, as well as the zoning districts to which the bonus density categories are applicable, are identified in Table 1012-1, Bonus Density. 
       
   3. In the MRR District, dwelling units allowed through the bonus density provisions shall be developed with the same unit size mixture as provided in the BD. For example, if a development is proposed with a BD of 50 units of 700 square feet and 50 units of 500 square feet, and a bonus density of 10 units is allowed, the 10 bonus units shall include 5 units of 700 square feet and 5 units of 500 square feet.

Table 1012-1:  Bonus Density

1     Does not apply in the VA, VR-4/5, VR-5/7, or VTH Districts
2  For the purposes of this provision, mixed-use development means a mix of uses located within a single building or a mix of uses located on a single site.
3  May only be applied in the C-3, CC, OC, and RTL Districts
4     Does not apply in the VR-4/5, VR-5/7, or VTH Districts
5     For affordable housing developed using the bonus in option 1, the maximum is that allowed under option 1; it may not be combined with a mixed-use development, park dedication, or Habitat Conservation Area bonus.

6. Any partial figure of one-half or greater shall be rounded up to the next whole number, except partial figures shall be rounded down for a subdivision, partition, or replat of 10 lots or fewer in the Urban Low Density Residential, VR-4/5, or VR-5/7 District. 
7. The result is maximum density, except that the result shall be reduced as necessary to comply with the minimum lot size standards, if any, of the applicable zoning district, as modified by Subsection 1012.02. 

1012.06 Maximum Density in the VA, VR-4/5, VR-5/7, and VTH Districts 

In the VA, VR-4/5, VR-5/7, and VTH Districts, maximum density shall be calculated pursuant to Subsection 1012.05, except if any restricted areas, as identified in Subsections 1012.05(B)(2) and (3), are to be developed, in which case: 

1. A district land area of one acre shall apply to the restricted areas proposed for development, and such areas shall not be developed at a density greater than one dwelling unit per acre.  
2. The steps identified in Subsections 1012.05(B)(2) and (3) shall be omitted when completing the calculations for the restricted areas to be developed. 

1012.07 Maximum Density For Duplexes In The RA-1 District

In the RA-1 District, developments of duplexes approved pursuant to Section 1203, Conditional Uses, shall be limited to a maximum density, which shall be calculated as follows:

1. Calculate the land area of the subject property. The result is gross site area. 
    
2. Divide GSA by the minimum lot area per dwelling unit of 43,560 square feet. The result is base density.
3. Any partial figure of one-half or greater shall be rounded up to the next whole number, except partial figures shall be rounded down in a subdivision, partition, or replat of 10 lots or fewer.
4. The result is maximum density.

1012.08 Minimum Density

A minimum density standard applies in the Urban Low Density Residential, HDR, MR-1, MR-2, PMD, RCHDR, SHD, and VA Districts. Minimum density shall be calculated as follows: 

1. Calculate the land area of the subject property. The result is gross site area (GSA). 
2. Subtract the following land area from GSA to determine net acreage: 
   1. New county, public, or private roads and strips of land dedicated adjacent to existing road rights-of-way; 
   2. Slopes equal to or greater than 20 percent; 
   3. Mass movement hazards regulated by Section 1003, Hazards to Safety;  
   4. Areas in the Floodplain Management District regulated by Section 703, Floodplain Management District; 
   5. The Willamette River and the required buffer area regulated by Section 705, Willamette River Greenway;
   6. Habitat Conservation Areas (HCA) regulated by Section 706, Habitat Conservation Area District (HCAD), provided that the HCA, or portion thereof, to be subtracted is protected from development by a restrictive covenant or a public dedication, and provided that the subject property was inside the Portland Metropolitan Urban Growth Boundary on January 1, 2002; 
   7. Water Quality Resource Areas regulated by Section 709, Water Quality Resource Area District (WQRAD); and 
   8. Land to be dedicated to the public for park or open space use.
3. In the RCHDR District, the minimum density is 30 dwelling units per net acre.  Otherwise, divide by the district land area of the applicable zoning district and multiply the result: 
   1. By 80 percent in Urban Low Density Residential Districts. However, partitions in these districts have no minimum density requirement provided that a master plan demonstrates that the minimum density for the entire property can be met through future land division; 
   2. By 80 percent in the PMD and MR-1 Districts, except in the case of a manufactured home park where the result shall be multiplied by 50 percent; 
   3. By 90 percent in the MR-2, HDR, and SHD Districts; or
   4. By 50 percent in the VA District. 
4. Any partial figure of one-half or greater shall be rounded up to the next whole number. 
5. The result is minimum density.

[Amended by Ord. ZDO-245, 7/1/2013; Amended by Ord. ZDO-249, 10/13/2014; Amended by Ord. ZDO-250, 10/13/2014; Amended by Ord. ZDO-252, 6/1/2015; Amended by Ord. ZDO-266, 5/23/2018; Amended by Ord. ZDO-280, 10/23/2021; Amended by Ord. ZDO-277, 1/1/2022; Amended by Ord. ZDO-282, 7/1/2022; Amended by Ord. ZDO-283, 9/5/2023; Amended by Ord. ZDO-285, 9/3/2024]

1011.01 Area Of Application   

1. Section 1011 applies to areas generally indicated as Open Space on Comprehensive Plan Map IV-6, North Urban Area Land Use Plan Map, or on the Mt. Hood Community Plan Map when one or more of the following open space resources is present:     
   1. Willamette River Greenway;   
   2. Distinctive urban forests;   
   3. Hillsides of more than 20 percent slope;   
   4. Areas of confirmed land movement hazard;   
   5. Areas of severe erosion or unstable soil;   
   6. Areas of high visual sensitivity;   
   7. Significant natural areas; and   
   8. Other distinctive or unique natural areas, or areas of serious natural hazard.   
2. Section 1011 also applies to areas generally indicated as Open Space on the Mt. Hood Community Plan Map when one or more of the following open space resources is present:   
   1. Bodies of water, such as rivers, lakes, or lagoons;   
   2. Special flood hazard areas, as defined in Section 703, Floodplain Management District;   
   3. Land within 100 feet of mean low water of all major rivers and 50 feet of other perennial streams; and   
   4. Wetlands, including recharge areas.    
3. Open space regulated pursuant to Subsection 1011.01(A) or (B) shall be categorized as follows:   
   1. High-priority open space is:
      1. Land or water necessary to assure a continuous network of open space (e.g., stream corridor, forested hillside);   
      2. Land over 35 percent slope;   
      3. Confirmed land movement hazard areas;   
      4. Areas judged to have severe erosion potential due to soil type, geologic structure, and vegetation;   
      5. Bodies of water such as rivers, lakes, or lagoons;   
      6. Wetlands; and   
      7. Significant natural areas.  
   2. Second-priority open space is:
      1. Land greater than 20 percent slope and less than 35 percent slope;   
      2. Distinctive urban forests;   
      3. Land within a special flood hazard area, as defined in Section 703, or within 25-year flood limits where special flood hazard areas have not been designated;   
      4. Land used as a recharge area for wetlands; and   
      5. Areas of high visual sensitivity.    
4. In addition, Subsection 1011.05 applies in Sunnyside Village.

1011.02 Development Standards And Limitations

1. Site planning and development shall avoid disturbance of identified open space resources, except as provided in Subsections 1011.02(B) and (C).  Full use should be made of density transfers pursuant to Section 1012, Lot Size and Density, siting of structures and roads, and other appropriate means of designing the development around the open space.  
2. High-priority open space shall be preserved outright, except:
   1. Development on hillsides over 35 percent slope shall be subject to Subsection 1002.01(B).     
   2. Commercial or industrial developments affecting wetlands or significant natural areas may be allowed, subject to Subsection 1011.03 and when permitted by the U.S. Army Corps of Engineers and the Oregon Department of State Lands.     
3. Second-priority open space shall be preserved to the maximum extent possible making full use, as necessary, of techniques which reduce the need for land coverage, and disturbance of open space features.  Various site plan and development options shall be identified and applied on a case-by-case basis pursuant to Section 1103, Open Space Review.  Site plan and development techniques may include but are not limited to:
   1. Multistory construction;   
   2. Elevated pole structures;   
   3. Understructure parking;   
   4. Reduction of parking requirements as provided under Subsection 1015.02(D)(2)(a) and (b);
   5. Clustering of buildings;   
   6. Minimized driveway areas, use of shared driveways and loading areas;   
   7. Reduction of road widths or use of one-way roads to accommodate terrain or other features; and   
   8. Siting of buildings to maximize transit and pedestrian orientation.
4. Satisfying the open space requirement in commercial or industrial zoning districts may count for up to 60 percent of the minimum landscaped area standard in Table 1009-1, Minimum Landscaped Area.  Satisfying the open space requirement in residential zoning districts may count for up to 80 percent of the minimum landscaped area standard in Table 1009-1 including up to 80 percent of any outdoor recreational area required by Subsection 1009.08. 
5. All open space requirements of Section 1011 shall be met using one or more of the following options:   
   1. Dedication to the public;   
   2. Placement under a legally responsible group, such as a homeowner's association;   
   3. Preservation through conservation easements but maintained by individual land owners; or   
   4. Some other suitable mechanism acceptable to the County.

1011.03 Conflict Resolution For Wetlands And Significant Natural Areas   

High-priority open space wetlands and significant natural areas shall not be disturbed unless approved through review as a Type II application pursuant to Section 1307, Procedures, for a specific commercial or industrial development plan.  Approval shall not be granted unless the following social, economic, energy, and appropriate environmental considerations are addressed and satisfied:     

1. Social:  The proposed development would not result in the loss of a rare, irretrievable, or irreplaceable natural feature or scientific opportunity, or the disturbance of a substantially unaltered natural feature or area in or adjacent to the proposed site, unless the benefit to the public from the proposed use clearly outweighs the public good from retaining the feature or area.   
2. Economic:
   1. The wetland or significant natural area must be disturbed for reasonable use of the site and, if not disturbed, the applicant would be substantially damaged.   
   2. The use proposed is a benefit to the community and meets a substantial public need or provides for a public good which clearly outweighs retention of the wetland or significant natural area.   
3. Energy:
   1. Disturbance of the open space will not require public costs, including maintenance, due to secondary impacts, or exacerbate existing conditions.
   2. The development, as proposed, supports the Comprehensive Plan policies for energy efficient land use considering such things as transportation costs, efficient utilization of urban services, area self-sufficiency, and retention of natural features which create microclimates conducive to energy efficiency.
4. Environmental:  Disturbance of the wetland or significant natural area is minimized, as provided under Subsection 1011.02(C), and the review process and conditions of development pursuant to Section 1103, Open Space Review, and the following conditions are satisfied:   
   1. Wetlands:
      1. The wetland can be altered without substantial adverse impact upon the character of the area, and function of the wetland.
      2. The wetland does not support rare or endangered species.
      3. Elimination, alteration, or relocation does not significantly alter water movement, including normal levels or rates of runoff into and from wetlands.  
      4. The proposed use or alteration of the wetland is approved by the U.S. Army Corps of Engineers and the Oregon Department of State Lands.   
      5. Significant Natural Areas:  A study conducted by a person or persons with expertise related to the natural features of the site identified by the County shall be required.  The study shall include: 
   2. An evaluation of the sensitivity or fragility of the elements of the natural area to be affected, including types of activity, development, or alteration which is likely and unlikely to disturb or destroy those elements;    
      1. An evaluation of the preservation value of the natural area, or portion thereof, to be disturbed or destroyed by the proposed development, addressing status, need for representation, diversity, naturalness, viability, defensibility, and security;   
      2. An evaluation of the proposed development, and alternative development proposals, as they relate to the fragility and/or preservation value of the natural area identified under Subsection 1011.03(D)(2)(a) and (b); and   
      3. Findings to support the following:
         1. The proposed development will not disturb the significant feature(s) of the site identified by the County; or   
         2. The proposed development will disturb or destroy only an area or areas of low preservation value, and will not significantly alter or disturb other portions of the natural area on or adjacent to the site; and    
         3. The site is suitable for the type of development proposed from a geologic standpoint.  This may require an engineering geologic study.   

1011.04 Park And Easement Dedications

1. The standards and requirements of Section 1011 shall be applied whenever land is to be dedicated for a park, recreation area, or easement.   
2. The park classifications and standards of Policies 1.1 through 1.5 in the Parks and Recreation section of Chapter 9, Open Space, Parks, and Historic Sites, of the Comprehensive Plan shall be followed in the dedication and development of parks and recreation areas.

1011.05 Sunnyside Village Park Design Standard

In Sunnyside Village, streets, accessways, public trails, or open space shall abut the entire perimeter of all parks.  Park design, street alignments, and lot or parcel design shall ensure that building fronts or sides—not building rears—face parks, with building sides acceptable along not more than one-third of a park's perimeter.

[Amended by Ord. ZDO-224, 5/31/11; Amended by Ord. ZDO-245, 7/1/13; Amended by Ord. ZDO-250, 10/13/14; Amended by Ord. ZDO-248, 10/13/14; Amended by Ord. ZDO-266, 5/23/18]

1010.01     Purpose

The provisions of Section 1010 are intended to maintain a safe and pleasing environment for the people of Clackamas County by regulating the size, height, number, location, type, structure, design, lighting, and maintenance of signs.

1010.02     General Provisions

1. Permits Required:  If a sign other than one named in Subsection 1010.03 is to be placed, constructed, erected, or modified, a sign permit shall be secured. 
2. Along State Highways:  All off-premises signs which are visible from a state highway are subject to approval by the Oregon State Highway Division pursuant to the Oregon Motorists Information Act.
3. Oregon State Structural Specialty Code Compliance:  All signs shall comply with the applicable provisions of the Oregon State Structural Specialty Code, except as otherwise provided in Section 1010.
4. Address Display:  The signing program for a multifamily, commercial, or industrial development shall include the display of the street number(s) for the development on the sign or building where it can be seen from adjacent roads and meet fire district standards.
5. Sign Clearances:  A minimum of eight feet above sidewalks and 15 feet above driveways shall be provided under freestanding and projecting signs.
6. Sight Distance:  All signs shall comply with the intersection sight distance standards of the Department of Transportation and Development.
7. Setbacks:  Unless otherwise specified, all signs shall observe the yard setback requirements of the zoning districts in which they are located.
8. Blanketing:  No sign shall be situated in a manner which results in the visual obstruction from an adjoining roadway or pedestrian way of an existing sign on adjacent property.
9. Illuminated Signs:
   1. Internally illuminated signs, or external lights used to illuminate signs, shall be placed, shielded, or deflected so they do not shine into dwellings or impair the vision of the driver of any vehicle. 
   2. The light intensity of an illuminated sign shall conform to or be less than the accepted standards of the sign industry, as provided by the Oregon Electric Sign Association.
   3. Except for an electronic message center sign approved pursuant to Subsection 1010.14, no sign or illuminating devices shall have blinking, flashing, or fluttering lights.   
10. Signs or displays containing any electrical components or parts or illuminated by electrical lighting must be approved under the National Electrical Code as modified by the State of Oregon Rules and Regulations. Lights and illuminated signs requiring an outside power source shall use a state-approved power outlet.
11. Moving Signs:  No sign, sign structure, or portion thereof, except flags (as per Subsection 1010.12) and temporary displays (as per Subsection 1010.13(B)) shall be designed to rotate, flutter, or appear to move.
12. Maintenance:  All signs, together with all of their supports, braces, guys, and anchors, shall be maintained in a safe condition, in compliance with all building and electrical codes, and in conformance with Section 1010, at all times. 
13. Preexisting Signs:  Notwithstanding Section 1206, signs and sign structures existing prior to September 12, 1996, which complied with applicable regulations existing when the sign was established, but which do not comply with one or more of the requirements of Section 1010 shall be subject to the following provisions:
    1. Alterations to a nonconforming sign which reduce or do not increase its noncompliance with the provisions of this Ordinance, including changes in display surface, sign areas, height, and setback, may be allowed subject to review under Subsection 1010.05, and
    2. Failure to use the copy area of a nonconforming sign for purposes permitted under Section 1010 for a period of more than 12 consecutive months shall constitute a "discontinuation of use" as provided under Subsection 1206.02 and such sign shall be removed or modified to satisfy all applicable requirements of Section 1010 and the underlying zoning district.
14. Hazards:  No sign, light, electrical cord, streamer, flag, or other apparatus shall be situated or used in a manner which creates a hazard.
15. Sign Structure:  When visible, the supporting structure of the sign shall be incorporated into the overall sign design, and shall be in scale with the sign. 
16. Site:  For purposes of Section 1010, a "site" shall be the entire "site area" of the development as it is defined in Subsection 601.08(B), and onsite signs shall be those permanent signs which are oriented towards internal circulation roads, driveways, and walkways, or which direct the flow of traffic to and from the site from adjacent roads or walkways. 
17. Incidental signs shall not exceed three square feet per side.

1010.03     Exempt Signs

1. The following signs do not require a sign permit, but must meet other provisions of Section 1010:
   1. Signs having an area three square feet or less;
   2. Signs listed as temporary under Subsection 1010.13; and
   3. Government owned or posted signs in the public right-of-way.
2. The following signs are not regulated by this Ordinance:
   1. Incidental signs;
   2. Product dispensers, such as beverage, newspaper, and recycling machines;
   3. Window signs
   4. Signs painted on or attached to a level one mobile vending unit. A level one mobile vending unit is one that complies with Subsection 837.02.

1010.04     Prohibited Signs

The following signs and sign characteristics are prohibited:

1. Temporary signs, except as provided by Subsection 1010.13;
2. Portable signs, except as provided by Subsection 1010.07(A)(2)(d), 1010.09(C)(2), or 1010.13;
3. Animated signs, except as provided by Subsection 1010.14;
4. Roof signs, except integral roof signs in Commercial and Industrial zoning districts;
5. Signs that obstruct free and clear vision of a traffic sign or signal from intended users, or otherwise constitute a traffic impediment;
6. Signs imitating or resembling official traffic signs or signals;
7. Any sign imitating or resembling an official county street or road sign, unless the sign is approved pursuant to Chapter 7.05, Addressing and Road Naming, of the Clackamas County Code;
8. Colored lights which might in any way be confused with or construed to be traffic signals or lights on emergency vehicles;
9. Strobe lights and signs containing strobe lights;
10. Any sign that emits sound, odor, or visible matter; and
11. Multiple reader signs designed to be read as a continued statement.

1010.05     Design Review

The size, materials, design, color, lighting, and location of signs and supporting structures for all permanent signs greater than 60 square feet in area, shall be subject to design review pursuant to Section 1102 and the following criteria:

1. Design:  Signs shall be designed to be compatible with other development on the site, other nearby signs, other elements of street and site furniture, and adjacent structures.  Compatibility shall be determined by the relationships of the elements of form, proportion, scale, color, materials, surface treatment, overall sign size, and the size and style of lettering.
2. Scale:  The scale of the sign, letter size, and design shall be appropriate for roadway or walkway visibility.

1010.06     Residential Signs in Urban and Rural Residential Districts and Future Urban Districts

1. Residential Signs in Urban Low Density and Future Urban Districts:
   1. Shall not exceed three square feet.
       
   2. Shall be located inside the dwelling or located flat against the dwelling.
       
   3. Only one such sign shall be permitted upon the premises.
       
   4. May be illuminated by internal or external lighting subject to Subsections 1010.02(I)(1) and (2).
       
   5. No moving parts, noisemaking or musical devices, banners, or other attractions or displays shall be used, except as provided in Subsection 1010.13.
2. Signs in Rural Residential Districts:
   1. Shall not exceed eight square feet per side or six feet in height.
   2. Only one such sign shall be permitted upon the premises.
   3. May be located within the required setback area of the district provided it is situated in a manner so as not to adversely affect safety, corner vision, or other similar conditions.
   4. May be illuminated by internal or external lighting subject to Subsections 1010.02(I)(1) and (2).
   5. No moving parts, noisemaking or musical devices, banners, flags, or other attractions or displays shall be used, except as provided in Subsection 1010.13.
3. Freestanding signs for multifamily developments or subdivisions:
   1. Maximum total sign area:  32 square feet per side.
   2. Maximum number:  No more than one freestanding sign shall be allowed for a development or complex, even when more than one tax lot or ownership is included in the development, except as follows: 
      1. When an additional sign is located at a major public access point located on a different public road, or
      2. When two single-faced signs oriented in two different directions are proposed in lieu of a two-sided identification sign, or
      3. In mixed-use developments, a separate monument sign, not to exceed 32 square feet, may be allowed for the multifamily portion of the development.
      4. In the case of signs permitted under Subsection 1010.06(C)(2)(a) or (b), neither sign shall exceed the maximum sign size allowed.
   3. Maximum top-of-sign height:  Five feet above the finished ground elevation (not including berms or mounds specifically created for the sign).
   4. Setbacks:  Behind property line.
4. MRR District: In the MRR District, permanent identification signs shall be subject to Subsections 1010.09(A)(1) through (5). Signs may be indirectly illuminated and shall be complementary to the unique character of the Mount Hood Community in the use of graphics, symbols, and natural materials. Onsite directional signing shall be sensitive to the needs of tourists. Where these standards conflict with other provisions in Section 1010, except Subsection 1010.15, Subsection 1010.06(D) shall take precedence. Where these standards conflict with Subsection 1010.15, Subsection 1010.15 shall take precedence.
5. E.   Signs for Produce Stands that are subject to Section 815, Produce Stands: 
   1. Shall not exceed a total of three square feet in area, distributed among any number of signs.
   2. Shall have no illumination.
   3. Shall be attached to, and shall not extend above a roof of, the produce stand.

1010.07     Signs In Natural Resource Districts

1. Commercial signs:
   1. Shall not exceed 32 square feet. Signs may be two sided.
   2. Freestanding commercial signs:
      1. Maximum top-of-sign height:  Eight feet above finished ground elevation (not including berms or mounds specifically created for the sign).
      2. Maximum number:  The maximum number of signs shall be four.
      3. Setback:  Behind front property line.
      4. May include portable signs when anchored in accordance with Subsection 1010.13(A)(5).
      5. May be illuminated by internal or external lighting, subject to Subsection 1010.02(I).
   3. Building commercial signs:
      1. Maximum number:  One
      2. May be illuminated by internal or external lighting, subject to Subsection 1010.02(I).
2. Residential signs as per Subsection 1010.06(B).
3. Institutional uses as per Subsection 1010.08.

1010.08     Signs For Service, Recreational, Institutional, And Governmental Uses

1. In residential and natural resource zoning districts, the following standards shall apply to signs for recreational vehicle camping facilities regulated by Section 813, other uses regulated by Section 813 prior to June 1, 2015, and institutional uses. 
   1. Maximum Area:  32 square feet per side. Neither a freestanding nor a building sign shall exceed this standard. 
   2. Illumination:  Signs may be illuminated by internal or external lighting, subject to Subsection 1010.02(I).
   3. Maximum Number:   One freestanding and one building sign shall be permitted upon the premises. 
   4. Maximum Top-of-Sign Height:  Five feet for a freestanding sign.
   5. Setback:  Behind front property line. 
2. Notwithstanding Subsection 1010.08(A), in residential and natural resource zoning districts outside the Portland Metropolitan Urban Growth Boundary, the following standards shall apply to signs for governmental uses. 
   1. Maximum Area:  60 square feet per side. Neither a freestanding nor a building sign shall exceed this standard. 
   2. Illumination:  Signs may be illuminated by internal or external lighting, subject to Subsection 1010.02(I).
   3. Maximum Number:   One freestanding and one building sign shall be permitted upon the premises, except if the subject property has frontage on two different streets, an additional sign may be permitted under the following conditions:
      1. If the subject property has a driveway entrance on each street frontage, one freestanding sign may be oriented to each street frontage; or
      2. If one of the street frontages abuts a state highway, one freestanding sign may be oriented to each street frontage; or 
      3. A second building sign oriented to the second street frontage may be permitted in lieu of a second freestanding sign allowed pursuant to Subsection 1010.08(B)(3)(a) or (b).
   4. Maximum Top-of-Sign Height:  20 feet for a pole sign, five feet for a monument sign. 
   5. Setback:  Behind front property line.

1010.09     Commercial Signs in Commercial and Industrial Districts

1. Commercial Freestanding Signs: 
   1. Number:  Only one sign shall be allowed for a development or complex, even when more than one tax lot or ownership is included in the development, unless through design review pursuant to Section 1102, the following is determined:
      1. An additional sign is needed to provide identification of the development at major public access points located on two different public roads, and/or
      2. When two single-faced signs oriented in two different directions are proposed in lieu of a two-sided identification sign.
      3. In mixed use developments a separate freestanding sign, not to exceed 32 square feet, may be allowed for the multifamily portion of the development.
      4. In the case of signs permitted under Subsection 1010.09(A)(1)(a) or (b), neither sign shall exceed the maximum sign size allowed.
      5. e.   In the C-3 and RTL Districts, one additional freestanding sign may be allowed on a public, county, or state road when the frontage on that road exceeds 450 feet. In no case shall the number of freestanding signs exceed four for any development. The additional signs shall be a maximum of 60 square feet. This provision for an additional freestanding sign shall not allow an additional sign on any site located on a corner which qualifies for an additional sign by reason of that corner location under Subsection 1010.09(A)(1)(a).
         f.    In the BP, LI, and GI Districts, one sign oriented toward offsite traffic may be provided at each public access point from a county or state road.
   2. Maximum top-of-sign height:
      1. Pole signs:  In C-3 and RTL Districts, 25 feet. In all other commercial zoning districts, 20 feet. 
      2. Monument signs:  In all commercial zoning districts, six feet. In all industrial zoning districts, five feet. 
   3. Maximum Sign Area:  60 square feet. Signs may be two sided. For developments of more than one use included on the same site, a sign area may be increased above this requirement an additional 10 square feet per tenant, up to a maximum of 200 square feet, subject to Subsection 1010.05. Additionally, multiple-tenant signs shall use a common background.
   4. Setbacks:  Behind property line.
   5. The sign supporting structure shall not be counted for purposes of determining sign area.
   6. Illumination:  Such signs may be internally or externally illuminated, subject to Subsection 1010.02(I).
2. Commercial Building Signs:
   1. Number:  The maximum sign area may be distributed among any number of signs.
   2. Maximum size: 
      1. If there is not a freestanding sign on the same site frontage, then one and one-half square feet of sign area per linear footage of the occupant's primary building wall.
      2. If there is a freestanding sign on the same site frontage, then one square foot of sign area per linear footage of the occupant's primary building wall.
      3. Wall signs based on the sign rights of a primary building wall may be placed on a secondary building wall; they may not be placed onto another primary building wall.
      4. Each tenant shall be allowed a minimum 32 square feet of building sign area. 
      5. In no case shall a building sign exceed 200 square feet.
   3. Design:  Building signs shall be incorporated into the design of the building, and shall not be placed in locations which interrupt, detract from, or change the architectural lines of the building.
   4. Illumination:  Building signs may be internally or externally illuminated, subject to Subsection 1010.02(I).
3. Mobile Vending Unit Signs: 
   1. The number and area of signs on a mobile vending unit are unrestricted. However, such signs shall be located flat against the unit, and no portion of any sign shall extend above the roof of the unit. These signs may be internally or externally illuminated, provided that any required utility connections for such illumination comply with Section 837.
   2. Each mobile vending unit may have one portable menu or sandwich board sign a maximum of six square feet in area. This sign shall be located within 10 feet of the mobile vending unit and shall be located outside the unit only during unit operating hours.
4. Drive-Thru Signs: In addition to signage permitted by Subsections 1010.09(A) or (B), drive-thru window services approved pursuant to Section 827, Drive-Thru Window Services, may have any number of drive-thru signs, of any total area.
5. NC District: In the NC District, only drive-thru, projecting, building, or low freestanding or ground-mounted signs, graphics, or symbols shall be used. Where these standards conflict with other provisions in Section 1010, Subsection 1010.09(E) shall take precedence.
6. VCS District: In the VCS District, signs shall be subject to the following standards. Where these standards conflict with other provisions in Section 1010, Subsection 1010.09(F) shall take precedence.
   1. Signs shall have a maximum of two colors in addition to black and white.
   2. Only hanging, building, or monument signs shall be used.
   3. Signs shall not exceed 24 square feet in size.
7. RTC District: In the RTC District, all signs shall be complementary to the unique historic character of the Mount Hood corridor in the use of graphics, symbols, lighting, and natural materials. In addition, identification and onsite directional signing shall be sensitive to the needs of tourists. Identification signing may be provided for each distinctive village or area designated in the Mt. Hood Community Plan subject to approval by the State Highway Division and the Design Review Committee. Where these standards conflict with other provisions in Section 1010, except Subsection 1010.15, Subsection 1010.09(H) shall take precedence. Where these standards conflict with Subsection 1010.15, Subsection 1010.15 shall take precedence.
    
8. RC District: In the RC District, all signs except drive-thru signs shall be complementary to the historic character and rural scale of the unincorporated community in the use of graphics, symbols, lighting, and natural materials. Where these standards conflict with other provisions in Section 1010, Subsection 1010.09(I) shall take precedence.

1010.10     Onsite Traffic Control And Identification Signs

1. Directories oriented primarily toward vehicle circulation shall be limited in area to a maximum of two square feet per tenant, use, or building specifically identified, up to a maximum of 40 square feet. 
2. Directories, including those attached to buildings, that are oriented toward pedestrian circulation areas shall be a maximum of 24 square feet in area, and a maximum of eight feet in top-of-sign height.
3. An onsite monument sign for an individual building within a development may be allowed as an alternative to a building sign, provided such sign shall:
   1. Be located adjacent to the building being identified.
   2. Not exceed 12 square feet in area.
   3. Not exceed four feet in top-of-sign height.
   4. Use materials and colors that are the same, or substantially the same, as those used on the building identified by the sign.
4. D.  In the CI District, identification signs may be allowed within a perimeter setback area that fronts on a public, county, or state road, and onsite directional signs may be allowed within perimeter setback areas that are adjacent to other site areas. 

1010.11     Offsite Traffic Control And Identification Signs In Natural Resource Districts

1. A temporary permit may be approved, renewable after five years. Criteria for approval:
2. Shall be allowed only in Natural Resource zoning districts.
3. The sign shall provide the actual registered name of a business and directions to the business (e.g., left or right, an arrow, one-quarter mile, etc.).
4. A maximum of three offsite traffic control identification signs are allowed for each business.
5. Maximum distance of business from offsite traffic control identification sign: Five miles.
6. A maximum of two offsite traffic control signs shall be located at any one site. 
7. Development Standards
   1. Maximum size:  Shall not exceed four square feet per side.
   2. Setback:  Behind the front property line.
   3. Illumination:  Offsite traffic control and identification signs shall not be illuminated.

1010.12     Flags

Flags are allowed in all zoning districts and, except for drive-thru signs, are subject to the following:

1. Number:  Three flags per site.
2. Maximum size:  No flag shall exceed 40 square feet.
3. Height:  Top of pole supporting flag shall not exceed 35 feet above finished ground elevation (not including berms or mounds specifically created for the sign).
4. All flags shall be located on one pole.

1010.13     Temporary Displays And Signs

1. Temporary signs that are not drive-thru signs may be displayed under the following conditions and limitations:
   1. Number:  Only one temporary sign shall be displayed for a site.
   2. Time Period and Duration:  Shall not be displayed for a total time period exceeding 60 days in any calendar year.
   3. Size and Height Limits:  Same size and height limits as a permanent sign for the same site.
   4. Setbacks:  Behind front property line. 
   5. Anchoring:  All signs approved under this provision shall be physically attached to the premises in a manner which both prevents the sign from being moved or blown from its location, and allows the prompt removal of the sign.
   6. Exceptions:  No temporary sign shall be allowed under this provision for any business or development which has a changeable copy sign incorporated into its permanent sign.
2. Temporary displays (pennants, banners, streamers, strings of lights, and beacon lights) that are not drive-thru signs may be displayed according to Subsections 1010.13(A)(2) and (5) and 1010.02(N).

1010.14     Changeable Copy Signs

Electronic message center signs and other changeable copy signs may be incorporated into permanent signs permitted pursuant to Subsections 1010.08 or 1010.09. Except for drive-thru signs, approval shall not be granted unless the following criteria are satisfied:

1. Only one such sign shall be used in a development.
2. The changeable copy sign or electronic message center sign shall be included in the maximum sign area allowed under Subsections 1010.09(A)(3) or 1010.09(B)(2), and Subsections 1010.08 (A)(1) or (B)(1), and shall not exceed 80 percent of the total sign area. 
3. The changeable copy sign or electronic message center sign shall be integrated into the design of the sign.
4. All segments of a message shall be completed within 12 seconds.
    

1010.15     Government Camp Sign Standards

1. Area of Application:  Subsection 1010.15 shall apply to all permanent identification signs for commercial developments in the RTC and MRR Districts in Government Camp and in the HR District on properties with frontage on Government Camp Loop. The purpose of these sign standards is to provide a consistent design theme in the commercial areas.  
2. Conformance:  Signs shall comply with the other applicable provisions of Section 1010, except as otherwise provided in Subsection 1010.15. Where there are conflicts, Subsection 1010.15 shall govern. A sign plan must be submitted to the Design Review Committee which shows:
   1. Total signage allowed for the proposed sign frontage, face area of existing signage, and face area of proposed signage;
   2. The design of the sign and sign support including dimensions, materials, colors, sign copy, lighting, and graphics; and
   3. A site plan and building elevation showing placement of existing and proposed signs on the site.
3. Preexisting Signs:  Signs and sign structures existing prior to February 10, 1993, that complied with applicable regulations existing when the sign was established but do not comply with one or more of the requirements of Section 1010 shall be subject to the provisions of Section 1206 and Subsection 1010.02(M), except:
   1. Any permanent sign which is nonconforming in any manner other than individual size shall be brought into conformance with the provisions of this Ordinance prior to any expansion or change in use which requires design review or a conditional use permit. Total signage area of existing and new signs may not exceed the maximum established in these standards. No occupancy permit shall be issued until a sign plan is submitted.
   2. Should any permanent nonconforming sign be damaged by any means to an extent of more than 50 percent of its replacement costs at the time of damage, it shall be reconstructed or replaced in conformance with these sign standards.
   3. Placement of a new sign where existing signage is greater than the total allowed, or where the new sign will make the total greater, requires removal of an amount of existing signage to keep the total signage area under the limit.
   4. Where a Clackamas County Development Agency incentive program is in effect, all nonconforming signs, except those that are nonconforming in size alone, must be brought into conformance or removed by February 10, 1996.
4. Design Standards:  Signs shall comply with Subsection 1010.05 and the following conditions:
   1. Design:  Sign design and support structure shall uphold the rustic, mountain environment of Government Camp through a Cascadian design theme.
   2. Materials:
      1. Signs and support structures are limited to wood or wood exterior, stone, brick, etched or stained glass, wrought iron, or non-shiny metal. Plywood may be used for signs only if it is heavily painted and/or edged to obscure the plywood texture and the surface is sealed to keep it from delaminating.
      2. Neon signs are permitted inside windows only.
      3. Plastic may be used only in the letters of sign copy or the portion of a sign with changeable copy.
      4. Signs in the RTC-zoned properties at the east and west entries of Government Camp visible from U.S. Highway 26 or with frontage on U.S. Highway 26 may be constructed of plastic if the design intent is upheld.
   3. Colors:  No reflective or fluorescent colors shall be used on signs or support structures.
   4. Lighting:  The source of the lighting shall be external and obscured from the pedestrian. Internally lit signs are permitted only where the letters of the copy are illuminated or in RTC-zoned properties at the east and west entries of Government Camp visible from U.S. Highway 26, or in signs on U.S. Highway 26 frontage.
   5. Changeable Copy:  Electronic message center sign area or changeable copy sign area is limited to no more than 20 percent of total signage allowed.
   6. Scale:  Signs shall be kept in scale with pedestrians and buildings.
   7. Placement:  Signs shall be incorporated into the design of the building and shall not be placed in locations which interrupt, detract from, or change the architectural lines of the building.
5. Total Signage Area:
   1. Developments less than three acres in size:
      1. Total signage area shall be determined by the lineal feet of building frontage per street. This shall be a minimum of 30 square feet of signage plus one square foot for every five feet of building frontage greater than 30 lineal feet.
      2. Buildings two stories or taller may increase the total signage allowed by 50 percent.
      3. Only frontages on streets shall be used to determine total signage per frontage per development.
      4. Signage shall not be transferred between frontages.
   2. Developments over three acres in size:
      1. Total signage area shall be determined by lineal street frontage. This shall be a minimum of 30 square feet of signage plus one square foot of signage per five lineal feet of street frontage greater than 30 feet.
      2. Internal signs not readily visible from the street shall not be subject to total signage area restrictions in Subsection 1010.15(E)(2)(a).
   3. Developments with U.S. Highway 26 frontage:  Such signs serve a unique purpose in attracting high speed traffic from the Highway and are also subject to Oregon Department of Transportation sign regulations. One sign shall be allowed per development per U.S. Highway 26 frontage and will be handled on a case-by-case basis. Signage shall conform to the Government Camp design intent to the degree possible.
6. Types of Signs Permitted:
   1. Freestanding or monument signs:
      1. Shall be situated within setback.
      2. Shall have a maximum of one ground mounted sign per 50 feet of lineal building frontage.
      3. Shall have a maximum face area of 24 square feet.
      4. Shall have a maximum top-of-sign height of 12 feet.
      5. Shall be on a base or wooden supports; poles are permitted only if integrated into a base. Any metal poles must be free of peeling paint and rust.
   2. Building signs:
      1. Shall have a maximum face area of 24 square feet.
      2. Shall not extend more than 10 inches from the wall.
      3. Sign or components shall not exceed top of roofline or extend beyond the face area of the building.
   3. Projecting signs:
      1. Shall not extend more than two feet into the public right-of-way, project farther than five feet from the building, or exceed top of roofline immediately above.
      2. Shall not exceed one projecting sign per 25 feet of lineal building frontage.
      3. Shall have a maximum face area of 12 square feet; buildings over two stories may have signs of up to 24 square feet.
      4. Supporting structure may not exceed sign's height or width by more than two feet or extend higher than roofline.
   4. Window signs readily visible from outside the building:
      1. Shall have a maximum face area of 30 percent of total window area per frontage; maximum sign size per individual window sign is 12 square feet.
      2. Interior neon window signs readily visible from the street shall not exceed 10 percent of the total window area per street frontage. No more than 20 percent of an individual window should be covered with neon. Neon signs within these limits shall not be counted toward the total signage area.
   5. Awning/overhead or walkway covering signs:
      1. Shall be completely positioned on awning, overhead, or covered walkway.
      2. Shall have a maximum face area of 24 square feet. 

1010.16     Sunnyside Village Sign Standards

In the Sunnyside Village, as identified on Comprehensive Plan Map X-SV-1, Sunnyside Village Plan, Land Use Plan Map, freestanding signs shall be constructed of brick, masonry, wood, or other materials that are compatible with the development. Where these standards conflict with other provisions in Section 1010, Subsection 1010.16 shall take precedence.

1010.17     SCMU District Sign Standards

The following standards shall apply in the SCMU District. Where these standards conflict with other provisions in Section 1010, Subsection 1010.17 shall take precedence.

1. Townhouses and triplexes shall be subject to Subsection 1010.06(A).
    
2. Developments of quadplexes and multifamily dwellings shall be subject to Subsection 1010.06(C).
    
3. All other developments, including mixed-use developments, shall be subject to Subsection 1010.09, except:
    
   1. Pole signs, electronic message center signs, and other changeable copy signs are prohibited.
       
   2. Monument signs shall not exceed a height of six feet or an area of 60 square feet, regardless of the number of tenants.
       
   3. Building signs may be projecting signs, and projecting signs shall be subject to the following standards:
       
      1. A maximum of one projecting sign per entrance per tenant shall be permitted.
          
      2. A projecting sign shall project no more than four feet from the building or one-third the width of an abutting sidewalk or walkway, whichever is less. However, if there is no wall sign on the same building façade, the sign shall project no more than six feet from the building.
          
      3. A projecting sign shall not exceed 12 square feet per side, excluding the support brackets. However, if there is not wall sign on the same building façade, the sign shall not exceed 24 square feet per side, excluding the support brackets.

1010.18     Farmers' Market Signs

The following sign standards apply to a farmers' market approved pursuant to Section 840, Farmers' Markets:

1. The farmers' market may display 20 square feet of sign area on each street frontage of the tract on which the market is located.
2. Each farmers' market stall may display 10 square feet of sign area at the stall.
    
3. Signs shall be subject to Subsection 1010.13(A)(5).
    
4. Signs may be displayed only during the hours of farmers' market operation.

1010.19     Multi-Use Developments

The following sign standards apply to multi-use developments approved pursuant to Section 844, Multi-Use Developments.  Where these standards conflict with other provisions in Section 1010, Subsection 1010.19 shall take precedence.

1. Freestanding Signs:  One freestanding sign may be provided on each public road, county road, or state highway from which the development takes access. One additional freestanding sign may be allowed on a public road, county road, or state highway when the frontage on that road exceeds 1,000 feet and two or more major access points are provided. In no case shall the number of freestanding signs exceed four for any multi-use development. The maximum size and height for each freestanding sign shall be determined pursuant to Subsection 1010.05(A)(3).
    
2. Building Signs:  Individual building tenant identification signs shall be allowed pursuant to Subsection 1010.05(B).
    
3. Ground-Mounted Signs:  Ground-mounted signs may be used to identify an individual building within a multi-use development provided that:
    
   1. No building sign with the same message is facing in the same direction; 
       
   2. The sign area does not exceed 30 square feet;
       
   3. The sign does not exceed five feet in height; and
       
   4. Architectural features may be added to the sign structure provided the sign area and height are not increased by more than one-third of the above requirements.
       
4. Road Signs: If interior circulation roads are named, directional signs to various uses within the development may be included on the road signs.

[Amended by Ord. ZDO-224, 5/31/11; Amended by Ord. ZDO-231, 1/31/12; Amended by Ord. ZDO-245, 7/1/13; Amended by Ord. ZDO-243, 9/9/13; Amended by Ord. ZDO-250, 10/13/14; Amended by Ord. ZDO-252, 6/1/15; Amended by Ord. ZDO-268, 10/2/18; Amended by Ord. ZDO-280, 10/23/21; Amended by Ord. ZDO-282, 7/1/22; Amended by Ord. ZDO-283, 9/5/23]

1009.01 General Provisions

1. Landscaping materials shall be selected and sited to produce a hardy and low-maintenance landscaped area with an emphasis on fast-growing plants.  Selection shall include consideration of soil type and depth, spacing, exposure to sun and wind, slope and contours of the subject property, building walls and overhangs, and compatibility with existing vegetation to be preserved.  Notwithstanding the requirement for hardiness, annuals are permitted as provided in Subsection 1009.01(B).
2. A variety of plants, intermixed throughout landscaped areas, shall be provided, as follows:
   1. Evergreen and deciduous;
   2. Trees, shrubs, and groundcover;
   3. Plants of varying textures;
   4. Plants of varying widths and heights at maturity; and
   5. Plants with seasonal color interest (e.g., foliage, flowering perennials, annuals).
3. The planting of invasive non-native or noxious vegetation shall be prohibited, and existing invasive non-native or noxious vegetation shall be removed.
4. Landscaped areas shall not be used for other purposes, such as storage or display of automobiles, equipment, merchandise, or materials.
5. Landscaping of the unimproved area between a lot line and the improved portion of an adjacent road right-of-way shall be required when there are no immediate plans to develop or otherwise disturb the unimproved area, and one or more of the following apply:
   1. The subject property is located inside the Portland Metropolitan Urban Growth Boundary;
   2. Landscaping is necessary to present an appearance consistent with the proposed development as viewed from the road;
   3. Landscaping is necessary to reduce dust, noise, erosion, or fire hazard; or
   4. The road is designated as a scenic road on Comprehensive Plan Map 5-1, Scenic Roads.
6. Landscaping shall be used to highlight public entrances to buildings.  If—due to the depth of a front setback, a required walkway, or both—there is insufficient area to permit a typical, in-ground landscaping bed between a public entrance and a front lot line, this requirement may be met with trellises, hanging baskets, or planters, any of which shall include plants.
7. Where feasible, landscaping shall be required adjacent to walkways and other areas intended for pedestrian use.
8. H.  Existing significant plants, terrain, and other natural features shall be incorporated into the landscaping design and development if such features are required to be retained by other provisions of this Ordinance or if otherwise feasible.

1009.02 Minimum Area Standards

1. Table 1009-1, Minimum Landscaped Area, establishes the minimum percentage of the area of the subject property that shall be landscaped. 
   1. The minimum landscaped area shall be calculated after subtracting any public dedications from the area of the subject property.
   2. Landscaping in adjacent rights-of-way shall not count toward compliance with the minimum landscaped area.
   3. Requirements for surface parking and loading area landscaping, screening and buffering, scenic roads landscaping, landscaping strips, and recreational areas and facilities set forth in Section 1009 apply regardless of whether compliance with those requirements results in landscaping a greater percentage of the subject property than is required by Table 1009-1.

Table 1009-1:  Minimum Landscaped Area

4. A minimum of 75 percent of the minimum landscaped area required by Table 1009-1—excluding any area occupied by pedestrian amenities, active recreational areas, or edible gardens—shall be landscaped with native or drought-tolerant plants.
5. Outdoor recreational areas required by Subsection 1009.08(A), as well as outdoor recreational areas in the MRR District, shall count toward the minimum landscaped area required by Table 1009-1, except that impervious surface area exceeding 25 percent of the outdoor recreational area shall be excluded.
6. Edible gardens may comprise a maximum of 10 percent of the minimum landscaped area required by Table 1009-1.
7. Green roofs may comprise a maximum of 25 percent of the minimum landscaped area required by Table 1009-1.
8. Turf lawn may comprise a maximum of 10 percent of the minimum landscaped area required by Table 1009-1.  However, this limitation shall not apply to active recreational areas, provided that no other areas of the subject property are planted in turf lawn, and it shall not apply to cemeteries.
9. Pedestrian amenities may comprise a maximum of one-third of the minimum landscaped area required by Table 1009-1.  However, no more than 15 percent of the minimum landscaped area required by Table 1009-1 and developed with pedestrian amenities shall have an impervious surface.
10. Area occupied by walls, fences, or trellises constructed to comply with Subsections 1009.03 and 1009.04 shall count toward the minimum landscaped area required by Table 1009-1.
11. In the PMD, MR-1, MR-2, and HDR Districts, the following may comprise a maximum of 20 percent of the minimum landscaped area required by Table 1009-1:  interior courtyards, atriums, solar greenhouses, solariums, roof gardens, indoor recreational areas, and other comparable amenities.
12. In the RCHDR and SHD Districts, the minimum landscaped area required by Table 1009-1 shall be met with shared outdoor surface areas, including the following:  landscaping, courtyards, pedestrian plazas, areas dedicated for parks, onsite walkways and bikeways, recreational areas and facilities, yards, decks, terraces, patios, and roof gardens.  In addition, indoor recreational facilities identified in Subsection 1009.08(B), and over and above the minimum standard set forth in Subsection 1009.08(B), may be counted toward the minimum landscaped area required by Table 1009-1.Also, private outdoor areas may be counted toward meeting the minimum landscaped area required by Table 1009-1, as follows:
    1. A maximum of 25 percent of the minimum landscaped area required by Table 1009-1 may be comprised of usable private outdoor space, except that the 25-percent cap does not apply to usable private open space facing streets and accessory to residential development.
    2. When living areas face the street, usable balcony space may be applied toward achieving the minimum landscaped area required by Table 1009-1 on a 1:2 ratio (one square foot of credit for every two square feet of balcony space facing the street).  The balconies must have non-opaque sides and be designed to incorporate landscaping or other decorative features.
13. Exceptions:  Notwithstanding Table 1009-1:
    1. If a commercial, industrial, or institutional development is lawfully nonconforming with regard to compliance with the minimum landscaped area standard, less than 5,000 square feet of building floor space may be added without bringing the subject property into full compliance with the standard, as follows:
       1. Additions of less than 1,000 square feet of building floor space do not require increased compliance with the minimum landscaped area standard.
       2. Additions of 1,000 to 1,999 square feet of building floor space require either an additional five percent of the subject property to be landscaped or compliance with Table 1009-1, whichever is less.
       3. Additions of 2,000 to 4,999 square feet of building floor space require either an additional 10 percent of the subject property to be landscaped or compliance with Table 1009-1, whichever is less.
       4. If a series of additions occur, the landscaped area shall increase until compliance with Table 1009-1 is reached.
    2. In the RTC District in Government Camp, the minimum landscaped area standard will be waived for lots or tracts with street frontage on Government Camp Loop from Wy'East Trail to Olive Street and on Little Trail from Olive Street to Church Street, if plaza space that complies with the following standards is provided:
       1. Plaza space shall be permanent space open to the public. 
       2. Plaza space shall be integrated into the development and be both accessible and visible from Government Camp Loop or Little Trail.
       3. A minimum of 100 square feet of plaza space shall be provided for developments of up to 1,999 square feet of building floor space, and a minimum of 150 square feet of plaza space shall be provided for developments of 2,000 square feet of building floor space or more.  This shall be developed as one contiguous space, except that developments of 5,000 square feet of building floor space or more may develop two separate plazas.
       4. Plaza space surface materials shall consist of textured concrete, concrete mixed with aggregate, rock, rock veneer, pavers, bricks, or wood.  Asphalt is prohibited. 
       5. A minimum of ten percent of the plaza space area shall be landscaped with planters or hardy native vegetation.
       6. A minimum of three permanent seating spaces shall be provided in the plaza space for developments of up to 1,999 square feet of floor space.  One additional permanent seating space shall be provided for each additional 1,000 square feet of floor space.  Seating spaces shall be constructed of textured concrete, rock, rock veneer, wood, or wrought iron.
       7. A minimum of one garbage receptacle shall be provided in each plaza, and all plaza space receptacles shall be clad in wood or stone.

1009.03 Surface Parking And Loading Area Landscaping

Surface parking and loading areas shall be landscaped as follows:

1. Surface parking areas that include more than 15 parking spaces shall comply with the following landscaping requirements:
   1. Twenty-five square feet of landscaping per parking space, excluding perimeter parking spaces, shall be provided, except that the standard shall be reduced to 20 square feet for each parking space developed entirely with porous pavement.
   2. One landscape swale located between two rows of parking spaces, as shown in Figure 1009-1, is required for every six rows of parking spaces, unless all parking spaces are developed entirely with porous pavement.  Additional swales beyond the minimum requirement are allowed.
      1. For the purpose of Subsection 1009.03(A)(2), a "row" of parking spaces is one space deep, meaning that where two spaces abut at their ends, it is considered two "rows".  
          
      2. Parking spaces separated by pedestrian or vehicle crossings perpendicular to the row of parking spaces are considered to be part of a single row.  
          
      3. The first required swale shall be developed for the entire length of the longest row of parking spaces.
          
      4. Gaps in a required swale are permitted only to provide for pedestrian and vehicle crossings.
          
      5. The parking lot shall be graded to allow surface water to flow into a swale.  Curbs shall not separate parking spaces from the swale, and gaps between parking space tire stops are required to allow surface water to flow into a swale.
          
      6. Swales shall be a minimum of four feet wide.
          
      7. If the front portions of parking spaces are landscaped as allowed by Subsection 1015.02(A)(10), the landscaped portion of the parking space  shall be adjacent and in addition to the swale, as shown in Figure 1009-1.
          
      8. Turf lawn is prohibited in swales.

Figure 1009-1:  Parking Lot Swale

3. Interior landscaping not developed as swales pursuant to Subsection 1009.03(A)(2) shall comply with the following standards:
   1. It shall be arranged in areas at the ends of rows of parking or between parking spaces within rows of parking. See Figure 1009-2.
   2. It may join perimeter landscaping as long as the interior landscape area extends at least four feet into the parking area from the perimeter landscape line. See Figure 1009-2.
   3. Landscaping that abuts, but does not extend into, the parking area may be included as interior landscaping if all of the following are met:
      1. The abutting landscaped area must be in addition to required perimeter landscaping;
      2. Only the first 10 feet of the abutting landscaped area, measured from the edge of the parking area, may be included as interior landscaping; and
      3. The landscaped area is not abutting and parallel to required perimeter landscaping. See Figure 1009-2.
   4. The interior length and width of landscaped areas shall be a minimum of four feet.
       

Figure 1009-2:  Interior Landscaping

4. Interior landscaped areas, including swales, shall include a minimum of one tree located every eight interior parking spaces, or fraction thereof, except in the OA, VA, VCS, and VO Districts, where a minimum of one tree shall be located every six interior parking spaces.
   1. Where necessary to accommodate other design considerations, variable spacing of the trees required by Subsection 1009.03(A)(4) is allowed, but in no case shall there be less than one tree planted in every 12 parking spaces. 
   2. The species of trees required shall be determined on the basis of the growth habit and the need to provide maximum shading of surface parking areas. 
5. Perimeter landscaping requirements for surface parking and loading areas adjacent to abutting lots or rights-of-way are as follows:
   1. A landscaping strip with a minimum width of five feet shall be provided adjacent to the perimeter of the surface parking or loading area, except:
      1. In the OA, VA, VCS, and VO Districts, the minimum width shall be 10 feet;
          
      2. In the BP and LI Districts, the minimum width shall be 15 feet abutting a front lot line; and
          
      3. In the GI District, the minimum width shall be 10 feet abutting a front lot line.
   2. The required landscaping strips shall comply with the following standards:
      1. Sufficient low shrubs shall be planted to form a continuous screen three feet high and 95 percent opaque, year-round; or a three-foot-high masonry wall or berm may be substituted for the shrubs.  When applied along front lot lines, the screen or wall is to be placed along the interior side of the landscaping strip and shall be 30 inches high instead of three feet high.
      2. In addition, one tree is required for every 30 linear feet of landscaping strip, or as otherwise required to provide a tree canopy over the landscaping strip.
      3. Ground cover plants must fully cover the remainder of the landscaped area.
   3. A perimeter landscape strip is not required for a surface parking or loading area adjacent to an abutting lot if one or more interior driveways connect the two lots and if the abutting lot also is developed with a surface parking or loading area adjacent to the shared lot line.
   4. Required walkways may cross perimeter landscaping strips.

1009.04 Screening And Buffering

1. Screening shall be used to eliminate or reduce the visual impacts of the following:
   1. Service areas and facilities, such as loading areas and receptacles for solid waste or recyclable materials;
   2. Storage areas;
   3. Ground-mounted rainwater collection facilities with a storage capacity of more than 100 gallons;
   4. Parking lots within or adjacent to an Urban Low Density Residential, VR-5/7, VR-4/5, RA-1, RA-2, RR, RRFF-5, FF-10, FU-10, or HR District; and
   5. Any other area or use, as required by this Ordinance.
2. Screening shall be accomplished by the use of sight-obscuring evergreen plantings, vegetated earth berms, masonry walls, sight-obscuring fences, proper siting of disruptive elements, building placement, or other design techniques.
3. Screening shall be required to substantially block any view of material or equipment from any point located on a street or accessway adjacent to the subject property.  Screening from walkways is required only for receptacles for solid waste or recyclable materials.  A sight-obscuring fence at least six feet in height and up to a maximum of 10 feet in height shall be required around the material or equipment. 
4. Buffering shall be used to mitigate adverse visual impacts, dust, noise, or pollution, and to provide for compatibility between dissimilar adjoining uses.  Special consideration shall be given to buffering between residential uses and commercial or industrial uses, and in visually sensitive areas. 
5. Buffering shall be accomplished by one of the following: 
   1. A landscaping strip with a minimum width of 15 feet and planted with:
      1. A minimum of one row of deciduous and evergreen trees staggered and spaced a maximum of 30 feet apart;
      2. A perennial, evergreen planting with sufficient foliage to obscure vision and which will grow to form a continuous hedge a minimum of six feet in height within two years of planting; and
      3. Low-growing evergreen shrubs and evergreen ground cover covering the balance of the area;
   2. A berm with a minimum width of ten feet, a maximum slope of 40 percent on the side away from the area screened from view, and planted with:
      1. A perennial, evergreen planting with sufficient foliage to obscure vision and which will grow to form a continuous hedge within two years of planting.  The minimum combined height of the berm and planting shall be six feet; and 
      2. Low-growing evergreen shrubs and evergreen ground cover covering the balance of the area;
   3. A landscaping strip with a minimum width of five feet and including:
      1. A masonry wall or sight-obscuring fence a minimum of six feet in height.  The wall or fence is to be placed along the interior side of the landscaping strip;
      2. Evergreen vines, evergreen trees, or evergreen shrubs, any of which shall be spaced not more than five feet apart; and
      3. Low-growing evergreen shrubs and evergreen ground cover covering the balance of the area; or
   4. Another method that provides an adequate buffer considering the nature of the impacts to be mitigated.
6. Required walkways shall be accommodated, even if such accommodation necessitates a gap in required screening or buffering.

1009.05 Scenic Roads

In the RA-1, RA-2, RRFF-5, FF-10, FU-10, MRR, and HR Districts, buildings in developments adjacent to roads designated as scenic roads on Comprehensive Plan Map 5-1, Scenic Roads, shall be set back a sufficient distance from the right-of-way to permit a landscaped or natural buffer zone.

1009.06 Landscaping Strips

1. In the BP and LI Districts, a landscaping strip a minimum of 15 feet wide shall be provided abutting front lot lines.
    
2. In the GI District, a landscaping strip a minimum of 10 feet wide shall be provided abutting front lot lines.
    
3. In all other zoning districts, except SCMU, a landscaping strip a minimum of five feet wide shall be provided abutting front lot lines.  (See Subsection 1005.09(L) for additional SCMU landscaping requirements.)  
    
   1. This requirement will be waived or reduced in the NC, PMU, and VCS Districts, which are districts that have no minimum front setback standard, to the extent necessary to accommodate a building with a front setback of less than five feet.  
       
   2. If—due to the depth of a front setback and the need to accommodate a required walkway, required pedestrian amenities, or both—there is insufficient area to permit a five-foot-wide landscaping strip, the landscaping strip may be reduced in width or the landscaping requirement may be met with a linear arrangement of trellises, hanging baskets, or planters, any of which shall include plants.

1009.07 Fences And Walls

1. Fences and walls shall be of a material, color, and design complementary to the development.
2. In the BP and LI Districts, the minimum front setback for fences and walls is 15 feet.
3. In the GI District, the minimum front setback for fences and walls is 10 feet. 

1009.08 Recreational Areas And Facilities

1. An outdoor recreational area shall be provided in developments of duplexes, triplexes, quadplexes, or multifamily dwellings in the MR-1, MR-2, and HDR Districts, and in developments of triplexes, quadplexes, or multifamily dwellings, including mixed-use developments that include these uses, in the SCMU District, as follows:
    
   1. A minimum of 200 square feet of usable outdoor recreational space per dwelling unit shall be provided for studio, one- bedroom, and two-bedroom units.  The minimum shall be increased to 300 square feet per dwelling unit for units with three or more bedrooms.  However, in the SCMU District:
      1. The requirement shall apply only to the first 20 dwelling units per acre, or prorated equivalent thereof; and
      2. The amount of required outdoor recreational area may be reduced, to the minimum extent necessary, if—when combined with the minimum landscaping requirements of Subsections 1005.09(L), 1009.03, and 1009.04—full compliance would result in landscaping more than 15 percent of the lot.
          
   2. Outdoor recreational areas may be designed for passive or active recreation, including edible gardening.
   3. Outdoor recreational areas shall be designed for adequate surveillance opportunities.
   4. Outdoor recreational areas shall be conveniently located and accessible to all dwelling units.
2. In the SHD and RCHDR Districts, a residential development shall provide at least one of the following recreational facilities for the first 60 dwelling units, or portion thereof, and at least one additional facility for every additional 120 dwelling units, or portion thereof. 
   1. An 800-square-foot or larger heated swimming pool;
   2. A minimum 1,000-square-foot exercise room with exercise equipment and mats;
   3. Two handball/racquetball courts;
   4. Whirlpool and sauna or steam bath rooms;
   5. Minimum 1,200-square-foot game room with pool and ping pong tables, folding tables and chairs, and kitchenette;
   6. An 800-square-foot shop equipped with hand tools, work benches, storage shelves, lockers, and ventilation;
   7. A 400-square-foot greenhouse with all-season solar exposure, equipped with benches, water, ventilation, summer shading materials, and storage areas for pots, tools, potting soil, fertilizers, etc;
   8. 3,000 square feet of hard-surface play area, such as a tennis court, basketball court, or roller-skating area;
   9. 4,200 square feet of soft surface play area with equipment provided for lawn games such as volleyball, badminton, croquet, and horseshoes; and
   10. Any other similar facility.

1009.09 Erosion Control

1. Graded areas shall be re-vegetated with suitable plants to ensure erosion control.
2. Netting shall be provided, where necessary, on sloped areas while ground cover is being established.

1009.10 Planting And Maintenance

1. Impervious weed barriers (e.g, plastic sheeting) are prohibited. 
2. Plants shall not cause a hazard.  Plants over walkways, sidewalks, pedestrian pathways, and seating areas shall be pruned to maintain a minimum of eight feet below the lowest hanging branches.  Plants over streets, bikeways, accessways, and other vehicular use areas shall be pruned to maintain a minimum of 15 feet below the lowest hanging branches.
3. Plants shall be of a type that, at maturity, typically does not interfere with above- or below-ground utilities or paved surfaces.
4. Plants shall be installed to current nursery industry standards.
5. Plants shall be properly guyed and staked to current nursery industry standards as necessary.  Stakes and guys shall not interfere with vehicular or pedestrian traffic, shall be loosened as needed to prevent girdling of trunks, and shall be removed as soon as sufficient trunk strength develops, typically one year after planting.
6. Landscaping materials shall be guaranteed for a period of one year from the date of installation.  The developer shall either submit a signed maintenance contract for the one-year period or provide a performance surety pursuant to Section 1311, Completion of Improvements, Sureties, and Maintenance, covering the landscape maintenance costs for the one-year period.
7. Plants shall be suited to the conditions under which they will be growing.  As an example, plants to be grown in exposed, windy areas that will not be irrigated shall be sufficiently hardy to thrive under these conditions.  Plants shall have vigorous root systems, and be sound, healthy, and free from defects and diseases.
8. When planted, deciduous trees shall be fully branched, have a minimum caliper of two inches, and have a minimum height of eight feet.
9. When planted, evergreen trees shall be fully branched, have a minimum height of eight feet, and have only one leader.
10. Shrubs shall be supplied in minimum one-gallon containers or eight-inch burlap balls with a minimum spread of 12 inches.
11. Ground cover shall be planted a maximum of 30 inches on center with a maximum of 30 inches between rows.  Rows of plants shall be staggered.  Ground cover shall be supplied in minimum four-inch containers, except that the minimum shall be reduced to two and one-quarter inches or equivalent if the ground cover is planted a minimum of 18 inches on center.
12. Plants shall be spaced so that ground coverage three years after planting is expected to be 90 percent, except where pedestrian amenities, rainwater collection systems, or outdoor recreational areas count as landscaping pursuant to Subsection 1009.02.  Areas under tree drip lines count as ground coverage.
13. Irrigation of plants shall be required, except in wooded areas, wetlands, and in river and stream buffers.  The irrigation system shall be automatic, except that hose bibs and manually operated methods of irrigation may be permitted in small landscaped areas close to buildings.  Automatic irrigation systems are subject to the following standards:
    1. An automatic irrigation controller shall be required for irrigation scheduling.
    2. The system shall be designed to prevent runoff, low head drainage, overspray, or other similar conditions where irrigation water flows onto non-targeted areas, such as adjacent property, non-irrigated areas, hardscapes, roadways, or structures.
    3. In mulched planting areas, the use of low volume irrigation is required to maximize water infiltration into the root zone.
    4. Narrow or irregularly shaped areas, including turf lawn, less than eight feet in width in any direction shall be irrigated with subsurface or low volume irrigation.
    5. Overhead sprinkler irrigation is prohibited within two feet of any impervious surface unless:
       1. The landscaped area is adjacent to permeable surfacing and no runoff occurs; or
       2. The adjacent impervious surfaces are designed and constructed to drain entirely to landscaping; or
       3. The irrigation designer specifies an alternative design or technology that complies with Subsection 1009.10(M)(2).
14. Appropriate methods of plant care and landscaping maintenance shall be provided by the property owner.  Pruning shall be done to current nursery industry standards.
15. Plants shall be protected from damage due to heavy foot traffic or vehicular traffic by protective tree grates, pavers, or other suitable methods.

[Amended by Ord. ZDO-224, 5/31/11; Amended by Ord. ZDO-243, 9/9/13; Amended by Ord. ZDO-246, 3/1/14; Amended by Ord. ZDO-249, 10/13/14; Amended by Ord. ZDO-250, 10/13/14; Amended by Ord. ZDO-252, 6/1/15; Amended by Ord. ZDO-253, 6/1/15; Amended by Ord. ZDO-266, 5/23/18; Amended by Ord. ZDO-276, 10/1/20; Amended by Ord. ZDO-282, 7/1/22; Amended by Ord. ZDO-283, 9/5/23]

1007.01 General Provisions

1. The location, alignment, design, grade, width, and capacity of all roads shall conform to Section 1007, Chapters 5 and 10 of the Comprehensive Plan, and the Clackamas County Roadway Standards.  Where conflicts occur between Section 1007, the Comprehensive Plan, and the Clackamas County Roadway Standards, the Comprehensive Plan shall control. 
2. Right-of-way dedications and improvements shall be required of all new developments, including partitions, subdivisions, multifamily dwellings, duplexes, triplexes, quadplexes, townhouses, cottage clusters, detached single-family dwellings, and commercial, industrial, and institutional uses, consistent with Section 1007, Chapters 5 and 10 of the Comprehensive Plan, and the Clackamas County Roadway Standards.
3. New developments shall have access points connecting with existingroads.
   1. Intersection spacing and access control shall be based on Subsection 3.08.110(E) of the Metro Code (Regional Transportation Functional Plan); Chapters 5 and 10 of the Comprehensive Plan; and the Clackamas County Roadway Standards. 
   2. For development on any portion of a contiguous site identified on Comprehensive Plan Map 5-6, Potentially Buildable Residential Sites > 5 Acres in UGB, the applicant shall provide a conceptual map of new streets for the entire site.  The map shall identify street connections to adjacent areas to promote a logical, direct, and connected system of streets; demonstrate opportunities to extend and connect new streets to existing streets, and provide direct public right-of-way routes.   Closed-end street designs shall be limited to circumstances in which barriers prevent full street extensions.  Closed-end streets shall not exceed 200 feet in length and shall serve no more than 25 dwelling units.  Subsequent development on the site shall conform to the conceptual street map, unless a new map is approved pursuant to Subsection 1007.01(C)(2). 
   3. Access control shall be implemented pursuant to Chapter 5 of the Comprehensive Plan and the Clackamas County Roadway Standards considering best spacing for pedestrian access, traffic safety, and similar factors.
   4. Approaches to public and county roads shall be designed to accommodate safe and efficient flow of traffic and turn control where necessary to minimize hazards for other vehicles, pedestrians, and bicyclists.
   5. Joint access and circulation drives utilizing reciprocal easements shall be utilized as deemed necessary by the Department of Transportation and Development.  In the NC District, joint street access for adjacent commercial developments shall be required.
   6. In the SCMU District, driveways shall be spaced no closer to one another than 35 feet, measured from the outer edge of the curb cut, unless compliance with this standard would preclude adequate access to the subject property as a result of existing off-site development or compliance with the Clackamas County Roadway Standards.
   7. In the VA District, no direct motor vehicle access is permitted on Sunnyside Road.
   8. Inside the Portland Metropolitan Urban Growth Boundary:
      1. The development shall have no more than the minimum number of driveways required by the Department of Transportation and Development on all arterial and collector streets. 
          
      2. For properties having more than one street frontage, driveways shall be located on the street with the lowest functional classification, if feasible. 
          
      3. Driveways shall be no wider than the minimum width allowed by the Clackamas County Roadway Standards.
          
      4. Driveways shall be located so as to maximize the number of allowed on-street parking spaces, the number of street trees, and optimum street tree spacing.
4. Street alignments, intersections, and centerline deflection angles shall be designed according to the standards set forth in Chapters  5 and 10 of the Comprehensive Plan and the Clackamas County Roadway Standards.
5. All roads shall be designed and constructed to adequately and safely accommodate vehicles, pedestrians, and bicycles according to Chapters 5 and 10 of the Comprehensive Plan and the Clackamas County Roadway Standards.  Development-related roadway adequacy and safety impacts to roadways shall be evaluated pursuant to the Clackamas County Roadway Standards and also to Oregon Department of Transportation standards for state highways.
6. Roadways shall be designed to accommodate transit services where transit service is existing or planned and to provide for the separation of motor vehicles, bicycle, and pedestrian traffic, and other modes as appropriate.
7. The needs of all modes of transportation shall be balanced to provide for safe and efficient flow of traffic.  Where practical, pedestrian crossing lengths shall be minimized and the road system shall be designed to provide frequent pedestrian connections.

1007.02 Public and Private Roadways

1. All roadways shall be developed according to the classifications, guidelines, tables, figures, and maps in Chapters 5 and 10 of the Comprehensive Plan and the provisions of the Clackamas County Roadway Standards.
   1. Development along streets with specific design standards specified in Chapter 10 of the Comprehensive Plan shall improve those streets as shown in Chapter 10.
   2. Development along streets identified as Regional or Community Boulevards on Comprehensive Plan Map 5-5, Metro Regional Street Design Classifications, shall provide pedestrian, bicycle, transit, and visual amenities in the public right-of-way.  Such amenities may include, but are not limited to, the following:  street trees, landscaping, kiosks, outdoor lighting, outdoor seating, bike racks, bus shelters, other transit amenities, pedestrian spaces and access to the boulevard, landscaped medians, noise and pollution control measures, other environmentally sensitive uses, aesthetically designed lights, bridges, signs, and turn bays as appropriate rather than continuous turn lanes.
   3. Development adjacent to scenic roads identified on Comprehensive Plan Map 5-1, Scenic Roads, shall conform to the following design standards, as deemed appropriate by the Department of Transportation and Development:
      1. Road shoulders shall be improved to accommodate pedestrian and bicycle traffic; and
      2. Turnouts shall be provided at viewpoints or for recreational needs. 
   4. In centers, corridors, and station communities, as identified on Comprehensive Plan Map IV-8, Urban Growth Concept, roads shall be designed to minimize the length of street crossings and to maximize connectivity for pedestrians as deemed appropriate by the Department of Transportation and Development.  Other streetscape design elements in these areas include:
      1. On-street parking;
      2. Street trees;
      3. Street lighting;
      4. Pedestrian amenities; and
      5. Truck routes shall be specified for deliveries to local businesses.
   5. In centers, corridors, and station communities, as identified on Comprehensive Plan Map IV-8, on local streets within the Portland Metropolitan Urban Growth Boundary (UGB), and in unincorporated communities, when conflicts exist between the dimensional requirements for vehicles and those for pedestrians, pedestrians shall be afforded additional consideration in order to increase safety and walkability.  In industrial areas, the needs of vehicles shall take precedence.
   6. In the NC, OA, and VCS Districts, landscaping, crosswalks, additional lighting, signalization, or similar improvements may be required to create safe and inviting places for pedestrians to cross streets.
2. The layout of new public and county roads shall provide for the continuation of roads within and between the development and adjoining developments when deemed necessary and feasible by the Department of Transportation and Development.
   1. When public access to adjoining property is required, this access shall be improved and dedicated to the County.
   2. Street stubs shall be provided to allow for future access to adjacent undeveloped property as deemed necessary by the Department of Transportation and Development. 
   3. These standards may be deviated from when safe and efficient alternate designs would better accommodate:
      1. Sustainable development features such as "Green Streets" as described in Metro's Green Streets: Innovative Solutions for Stormwater and Street Crossings (2002), which shall be allowed within the UGB and in unincorporated communities;
      2. Sustainable surface water management solutions such as low infiltration planters and basins, swales, ponds, rain gardens, trees, porous pavement, and minimal disruption to natural drainage systems;
      3. Preservation of existing significant trees and native vegetation;
      4. Preservation of natural terrain and other natural landscape features;
      5. Achievement of maximum solar benefit for new development through orientation and block sizing;
      6. Existing forest or agricultural uses;
      7. Existing development;
      8. Scenic qualities;
      9. Planned unit developments;
      10. Local access streets less than 200 feet in length which are not extendible; and
      11. Interior vehicular circulation for multifamily, commercial, institutional, and industrial developments.
3. New county and public roads terminating in cul-de-sacs or other dead-end turnarounds are prohibited except where natural features (such as topography, streams, or wetlands), parks, dedicated open space, or existing development preclude road connections to adjacent properties, existing street stubs, or existing roads.
4. Developments shall comply with the intersection sight distance and roadside clear zone standards of the Clackamas County Roadway Standards.  In addition:
   1. No planting, signing, or fencing shall be permitted which restricts motorists' vision; and
   2. Curbside parking may be restricted along streets with visibility problems for motorists, pedestrians, and/or bicyclists as deemed appropriate by the Department of Transportation and Development.
5. New developments, subdivisions, and partitions may be required to dedicate land for right-of-way purposes and/or make road frontage improvements to existing rights-of-way, consistent with Section 1007, Chapters 5 and 10 of the Comprehensive Plan, and the Clackamas County Roadway Standards. 
6. Road frontage improvements within the UGB and in Government Camp, Rhododendron, and Wemme/Welches shall include:
   1. Surfacing, curbing, or concrete gutters as specified in Section 1007, Chapters 5 and 10 of the Comprehensive Plan, and the Clackamas County Roadway Standards;
   2. Pedestrian, bikeway, accessway, and trail facilities as specified in Subsection 1007.04;
   3. Transit amenities as specified in Subsection 1007.05; and 
   4. Street trees as specified in Subsection 1007.06.

1007.03 Private Roads and Access Drives

1. Private roads and access drives shall be developed according to classifications and guidelines listed in Section 1007, Comprehensive Plan Figures 5-1 through 5-3, Typical Roadway Cross Sections, Chapters 5 and 10 of the Comprehensive Plan, and the Clackamas County Roadway Standards, except:
   1. When easements or "flag-pole" strips are used to provide vehicular access to lots or parcels, the minimum width shall be 20 feet, unless a narrower width is approved by the Department of Transportation and Development and the applicable fire district's Fire Marshal; 
   2. Where the number of lots served exceeds three, a wider width may be required as deemed appropriate or necessary by the Department of Transportation and Development consistent with other provisions of Section 1007, the Comprehensive Plan, and the Clackamas County Roadway Standards;
   3. Access easements or "flag-pole" strips may be used for utility purposes in addition to vehicular access;
   4. The standards listed above may be deviated from when deemed appropriate by the Department of Transportation and Development to accommodate one-half streets or private common access drives and roads within developed urban areas providing access to not more than seven lots; and
   5. The intersection of private roads or access drives with a public or county road and intersections of two private roads or access drives shall comply with the sight distance and clear zone standards pursuant to Subsection 1007.02(D).

1007.04 Pedestrian and Bicycle Facilities

1. General Standards:  Pedestrian and bicycle facilities shall be developed according to the classifications and guidelines listed in Section 1007, Comprehensive Plan Figures 5-1 through 5-3, Typical Roadway Cross Sections, Chapters 5 and 10 of the Comprehensive Plan, and the Clackamas County Roadway Standards.
2. Pedestrian and Bicycle Facility Design:  Pedestrian and bicycle facilities shall be designed to:
   1. Minimize conflicts among automobiles, trucks, pedestrians, and bicyclists;  
   2. Provide safe, convenient, and an appropriate level of access to various parts of the development and to locations such as schools, employment centers, shopping areas, adjacent developments, recreation areas and open space, and transit corridors;  
   3. Allow for unobstructed movements and access for transportation of disadvantaged persons; and  
   4. Be consistent with Chapters 5 and 10 of the Comprehensive Plan; Comprehensive Plan Maps 5-2a, Planned Bikeway Network, Urban, 5-2b, Planned Bikeway Network, Rural, and 5-3, Essential Pedestrian Network; North Clackamas Parks and Recreation District's (NCPRD) Park and Recreation Master Plan; and Metro's Regional Trails and Greenways Map. 
3. Requirements for Pedestrian and Bicycle Facility Construction:  Within the Portland Metropolitan Urban Growth Boundary (UGB), except if the subject property is in the AG/F, EFU, FF-10, RA-1, RA-2, RC, RI, RRFF-5, or TBR District, sidewalks, pedestrian pathways, and accessways shall be constructed as required in Subsection 1007.04 for subdivisions, partitions, multifamily dwellings, triplexes, quadplexes, cottage clusters, townhouses where three or more dwelling units are attached to one another, and commercial, industrial, or institutional developments, except that for structural additions to existing commercial, industrial, or institutional buildings, development of such facilities shall be required only if the addition exceeds 10 percent of the assessed value of the existing structure, or 999 square feet.
4. Requirement for Sidewalk Construction: Within the UGB, except if the subject property is in the AG/F, EFU, FF-10, RA-1, RA-2, RC, RI, RRFF-5, or TBR District, sidewalks shall be constructed, as required in Subsection 1007.04(F), for duplexes, detached single-family dwellings, townhouses where two dwelling units are attached to one another, and manufactured dwellings outside a manufactured dwelling park.
5. Sidewalks or Pedestrian Pathways in Unincorporated Communities:  In an unincorporated community, either a sidewalk or a pedestrian pathway shall be constructed on arterial or collector street frontage(s) of a lot upon which a subdivision, partition, multifamily dwelling, quadplex, triplex, townhouse where three or more dwelling units are attached to one another, or a commercial, industrial, or institutional development is proposed.
6. Sidewalk Location:  Sidewalks required by Subsection 1007.04(C) or (D) shall be constructed on:
   1. Both sides of a new or reconstructed road, except that sidewalks may be constructed on only one side of the road if:
      1. The road is not a through road;
      2. The road is 350 feet or less in length and cannot be extended; or
      3. In consideration of the factors listed in Subsection 1007.02(B)(3);
   2. The street frontage(s) of a lot upon which a subdivision, partition, multifamily dwelling, triplex, quadplex, cottage cluster, townhouse where three or more dwelling units are attached to one another, or a commercial, industrial, or institutional development is proposed; and
   3. Local, connector, or collector road street frontage(s) of a lot upon which a duplex, a detached single-family dwelling, a townhouse where two dwelling units are attached to one another, or a manufactured dwelling is proposed. This requirement shall be imposed as a condition on the issuance of a conditional use permit, building permit, or manufactured dwelling placement permit, but:
      1. The requirement shall be waived for the replacement of a lawfully established dwelling, provided the number of dwelling units is not increased; and 
      2. The sidewalk requirement shall apply to no more than two street frontages for a single lot.
7. Pedestrian Pathways:  Within the UGB, a pedestrian pathway may be constructed as an alternative to a sidewalk on a local, connector, or collector road when it is recommended by the Department of Transportation and Development; the surface water management regulatory authority approves the design; and at least one of the following criteria is met:
   1. The site has topographic or natural feature constraints that make standard sidewalk construction unusually problematic;
   2. No sidewalk exists adjacent to the site;
   3. Redevelopment potential along the road is limited; or
   4. The road is identified for a pedestrian pathway by the River Forest Neighborhood Plan adopted by the City of Lake Oswego.
8. Sidewalk and Pedestrian Pathway Width:  Sidewalks and pedestrian pathways shall be constructed to the minimum widths shown in Table 1007-1, Minimum Sidewalk and Pedestrian Pathway Width, and be consistent with applicable requirements of Chapters 5 and 10 of the Comprehensive Plan.

Table 1007-1:  Minimum Sidewalk and Pedestrian Pathway Width

1. The entire required width of sidewalks and pedestrian pathways shall be unobstructed.
2. Sidewalks and pedestrian pathways at transit stops shall be a minimum of eight feet wide for a distance of 20 feet centered on the transit shelter or transit stop sign.
3. A sidewalk set back from the curb by at least five feet may be one foot narrower (but not less than five feet) than the standard listed above.  This five-foot separation strip shall be landscaped and shall be maintained by the adjacent property owner.  The landscape strip may contain fixed objects provided that sight distance and roadside clear zone standards are satisfied pursuant to the Clackamas County Roadway Standards.
4. Uses located in the Light Industrial, General Industrial, or Business Park District and containing over 5,000 square feet of office space shall comply with the requirements for Commercial and Institutional uses.
5. 5.     In Sunnyside Village, notwithstanding Table 1007-1 and Comprehensive Plan Figures X-SV-1, Sunnyside Village Plan Connector Street with Planting Strips and Bike Lanes and X-SV-2, Sunnyside Village Plan Connector Street with Planting Strips , a connector street requires nine-foot-wide sidewalks if commercial/retail is adjacent to the site. 
6. Accessways:  Accessways shall comply with the following standards:
   1. Accessways shall be required where necessary to provide direct routes to destinations not otherwise provided by the road system and where topography permits.  Developments shall not be required to provide right-of-way for accessways off-site to meet this requirement.  If right-of-way is available off-site, the developer may be required to improve an accessway off-site up to 150 feet in length.
   2. Accessways shall provide safe, convenient access to facilities generating substantial pedestrian or bicycle trips, such as an existing or planned transit stop, school, park, place of worship, daycare center, library, commercial area, or community center.  Facilities such as these shall be accessible from dead-end streets, loops, or mid-block locations.  Where required, accessways shall be constructed at intervals of no more than 330 feet, unless they are prevented by barriers such as topography, railroads, freeways, pre-existing development, or environmental constraints such as streams and wetlands.
   3. An accessway shall include at least a 15-foot-wide right-of-way and an eight-foot-wide hard surface.  For safety, accessways should be as straight as practicable and visible from an adjacent use if practicable.  Removable bollards or other large objects may be used to bar motor vehicular access.
   4. So that they may be safely used at night, accessways shall be illuminated by street lights or luminaires on shorter poles.  Separate lighting shall not be required if existing lighting adequately illuminates the accessway. 
   5. Fences are not required, but the height of a fence along an accessway shall not exceed six feet.
   6. Ownership and maintenance responsibility for accessways shall be resolved during the development review and approval process.
7. Accessways in Sunnyside Village:  The following standards apply in Sunnyside Village.  Where these standards conflict with Subsection 1007.04(I), Subsection 1007.04(J) shall take precedence.
   1. A system of interconnecting accessways shall be provided from subdivisions, quadplexes, and multifamily developments to commercial facilities and public amenities such as existing or planned transit stop or facility, school, park, place of worship, daycare facility, children's play area, outdoor activity areas, plazas, library, or similar facility and to a dead-end street, loop, or mid-block where the block is longer than 600 feet.
      1. An accessway shall include at least 15 feet of right-of-way and a 10-foot-wide paved surface.
      2. Accessways shall be illuminated so that they may be safely used at night.
      3. The maximum height of a fence along an accessway shall not exceed four feet.
      4. Bollards or other similar types of treatment may be required in order to prevent cars from entering the accessway.
      5. The designated east-west pedestrian accessway shall include a minimum 10-foot-wide concrete surface within a 10-foot-wide right-of-way, easement, or other legal form satisfactory to the County.  Planting areas adjacent to the easement with street trees should be provided along at least one side of this accessway.  However, alternatives to this standard may be considered through design review pursuant to Section 1102.  If the accessway is within a parking area, it shall be lined by parking lot trees planted at a maximum of 30 feet on center along both sides. 
8. Bikeways:  Bikeways shall be required as follows:
   1. Shoulder bikeways, bike lanes, bike paths, or cycle tracks shall be included in the reconstruction or new construction of any street if a bikeway is indicated in Chapters 5 and 10 of the Comprehensive Plan and on Comprehensive Plan Map 5-2a or 5-2b; NCPRD's Park and Recreation Master Plan; or Metro's Regional Trails and Greenways Map. 
   2. Shoulder bikeways, bike lanes, bike paths, or cycle tracks shall be considered in the reconstruction or new construction of any other arterial or collector.
   3. Within urban growth boundaries, shoulder bikeways, bike lanes, bike paths, or cycle tracks shall be constructed from new public or private elementary, middle school, and high school facilities to off-site bikeways to provide continuous bicycle route connections within and between surrounding developments, unless precluded by existing development.
9. Trails:  Trail dedications or easements shall be provided and developed as shown on Comprehensive Plan Map IX-1, Open Space Network & Recreation Needs; the Facilities Plan (Figure 4.3) in NCPRD's Park and Recreation Master Plan; and Metro's Regional Trails and Greenways Map. 
10. Trails and Pedestrian Connections in Sunnyside Village:  The following standards apply in Sunnyside Village.  Where these standards conflict with other provisions in Section 1007, Subsection 1007.04(M) shall take precedence.
    1. An interconnecting system of trails and accessways throughout Sunnyside Village shall be provided.  The general trail locations are shown on Comprehensive Plan Map X-SV-1.  The location of the trails shall be set at the time a land use application is approved.  The locations of the trails are based on achieving connections to streets and/or pedestrian ways and protection of the significant features of the resource protection areas. 
    2. The trail system will generally occur along the creeks and resource protection areas.  The accessways and/or trail system will provide connections to parks, the elementary school, and to adjacent commercial and residential developments. 
    3. There also shall be an east-west accessway between 142nd Avenue and 152nd Drive, south of Sunnyside Road and north of Oregon Trail Drive.
    4. The trail system shall be designed to provide multiple access points for the public.  The trails shall be constructed by the developer. 
    5. All trails and accessways within the resource protection areas shall either be dedicated or an easement granted to NCPRD in conjunction with development.  These connections shall be maintained by and constructed to the standards established by NCPRD.
    6. The maintenance of all pedestrian connections and trails located outside the resource protection areas as identified on Comprehensive Plan Map X-SV-1 shall be the responsibility of the property owner. 
11. Pedestrian and Bicycle Circulation:  The pedestrian and bicycle circulation connections shown on Comprehensive Plan Maps X-CRC-3, Clackamas Regional Center Area Design Plan Urban Design Elements, X-CRC-7, Clackamas Regional Center Area Design Plan Pedestrian and Bicycle Circulation Network, and X-CRC-7a, Clackamas Regional Center Area Design Plan Walkway Network, shall be provided.

1007.05 Transit amenities

All residential, commercial, institutional, and industrial developments on existing and planned transit routes shall be reviewed by Tri-Met or other appropriate transit provider to ensure appropriate design and integration of transit amenities into the development.  The design shall not be limited to streets, but shall ensure that pedestrian/bikeway facilities and other transit-supportive features such as shelters, bus pull-outs, park-and-ride spaces, and signing will be provided.  The designs shall comply with Tri-Met standards and specifications. 

1007.06 Street Trees

1. Within the Portland Metropolitan Urban Growth Boundary, except in the AG/F, EFU, FF-10, FU-10, RA-1, RA-2, RC, RI, RRFF-5, and TBR Districts, street trees are required on all road frontage—except frontage on private roads or access drives—for subdivisions, partitions, multifamily dwellings, triplexes, townhouses where three or more dwelling units are attached to one another, and commercial, industrial, or institutional developments, except that for structural additions to existing commercial, industrial, or institutional buildings, street trees are required only if the addition exceeds 10 percent of the assessed value of the existing structure, or 999 square feet. Street trees shall comply with the following standards:
   1. Partial or complete exemptions from the requirement to plant street trees may be granted on a case-by-case basis.  Exemptions may be granted, for example, if the exemption is necessary to save existing significant trees which can be used as a substitute for street trees.
   2. Street trees to be planted shall be chosen from a County-approved list of street trees (if adopted), unless approval for planting of another species is given by the Department of Transportation and Development. 
   3. Location and planting of street trees may be influenced by such conditions as topography, steep terrain, soil conditions, existing trees and vegetation, preservation of desirable views, and solar access.
   4. Planting of street trees shall be coordinated with other uses which may occur within the street right-of-way, such as bikeways, pedestrian paths, storm drains, utilities, street lights, shelters, and bus stops.
   5. Street trees at maturity shall be of appropriate size and scale to complement the width of the street or median area.
2. Street trees required for developments in the Clackamas Regional Center Area shall comply with the following standards: 
   1. Street trees are required along all streets, except for drive aisles in parking lots.
   2. When determining the location of street trees, consideration should be given to accommodating normal retail practices in front of buildings such as signage, outdoor display, loading areas, and pullout lanes.
   3. Street trees are required along private access streets under the following conditions:
      1. On both sides when the access point is a signalized intersection;
      2. On both sides when the street section has four or more lanes at the access point;
      3. On both sides when the private street is developed to comply with building orientation standards;
      4. On a minimum of one side when the street section has one or two lanes, and the street is not at a signalized intersection or is not used to meet the structure orientation standards of Subsections 1005.07(C) and 1005.08(B); and
      5. On a minimum of one side of the street when access is shared with adjacent property. Adjoining property shall be required to install trees on its side of the access street when the property is developed.
   4. In the Fuller Road Station Community, as identified on Comprehensive Plan Map X-CRC-1, street trees are required along both sides of all street types, and as shown in Comprehensive Plan Figure X-CRC-11, Clackamas Regional Center Area Design Plan Fuller Road Station Community, Type "E" Pedestrian/Bicycle Connection, for Type E pedestrian/bicycle connections.  Street trees shall be spaced from 25 to 40 feet on center, based on the selected tree species and any site constraints.  Street trees shall otherwise comply with the other provisions of Subsections 1007.06(A) and (B).
3. In the Business Park District, street trees are required at 30- to 40-foot intervals along periphery and internal circulation roads, except where significant trees already exist.
4. Street trees are required for developments in Sunnyside Village along both sides of all connector and local streets, and as set forth in Subsection 1007.09.  In addition: 
   1. One to two street trees are required per interior lot, and two to four for corner lots depending on the canopy of the tree species proposed.  If a small canopy (less than or equal to 25 feet in diameter at maturity) is proposed, then two per interior lot and four per corner lot are required.  If a larger canopy (greater than 25 feet in diameter at maturity) is proposed, then one per interior lot and two per corner lot are required. 
   2. As each portion of a project is developed, a specific species of street tree will be chosen for each street.  The developer may choose the species of street tree to be planted so long as the species is not known to cause sidewalks to buckle, does not have messy fruits or pods, is not prone to insects or having weak wood, and is not on the list of prohibited trees.  The County will have final approval regarding the type of street tree to be planted.
   3. Along connector streets or streets with a higher classification, metal grating, non-mortared brick, grasscrete, or similar material shall be installed at grade over the planting area around street trees, or raised planters shall be constructed to prevent soil compaction and damage to the trunk.  Landscape strips or tree wells are required along streets with a classification below connector status.

1007.07 Transportation Facilities Concurrency

1. Subsection 1007.07 shall apply to the following development applications:  design review, subdivisions, partitions, and conditional uses.
2. Approval of a development shall be granted only if the capacity of transportation facilities is adequate or will be made adequate in a timely manner.  The following shall be exempt from this requirement:
   1. Development that is located: 
      1. In the Light Industrial, General Industrial, or Business Park District; and
      2. North of the Clackamas River; and 
      3. West of Highway 224 (south of Highway 212) or 152nd Drive (north of Highway 212); and 
      4. South of Sunnyside Road (east of 82nd Avenue) or Harmony Road (west of 82nd Avenue) or Railroad Avenue (west of Harmony Road); and 
      5. East of Interstate 205 (south of Milwaukie Expressway) or the city limits of Milwaukie (north of the Milwaukie Expressway).
   2. Modification or replacement of an existing development (or a development that has a current land use approval even if such development has not yet been constructed) on the same property, provided that an increase in motor vehicle traffic does not result;
   3. Unmanned utility facilities, such as wireless telecommunication facilities, where no employees are present except to perform periodic servicing and maintenance;
   4. Mass transit facilities, such as light rail transit stations and park-and-ride lots;
   5. Home occupations to host events, which are approved pursuant to Section 806; and 
   6. Development in Government Camp that is otherwise consistent with the Comprehensive Plan land use plan designations and zoning for Government Camp.
3. As used in Subsection 1007.07(B), adequate means a maximum volume-to-capacity ratio (v/c), or a minimum level of service (LOS), as established by Comprehensive Plan Tables 5-2a, Motor Vehicle Capacity Evaluation Standards for the Urban Area, and 5-2b, Motor Vehicle Capacity Evaluation Standards for the Rural Area. Notwithstanding the definitions of "urban" and "rural" in Chapter 5, Transportation System Plan, of the Comprehensive Plan, Highway 212 shall be evaluated under Table 5-2a, if the subject property is inside the Portland Metropolitan Urban Growth Boundary.
4. For the purpose of calculating capacity as required by Subsections 1007.07(B) and (C), the following standards shall apply:
   1. The methods of calculating v/c and LOS are established by the Clackamas County Roadway Standards.
   2. The adequacy standards shall apply to all roadways and intersections within the impact area of the proposed development.  The impact area shall be identified pursuant to the Clackamas County Roadway Standards. 
5. As used in Subsection 1007.07(B), timely means:
   1. For facilities under the jurisdiction of the County, necessary improvements are included in the Five-Year Capital Improvement Program, fully funded, and scheduled to be under construction within three years of the date land use approval is issued;
   2. For facilities under the jurisdiction of the State of Oregon, necessary improvements are included in the Statewide Transportation Improvement Program (STIP) and scheduled to be under construction within four years of the date land use approval is issued; 
   3. For facilities under the jurisdiction of a city or another county, necessary improvements are included in that jurisdiction's capital improvement plan, fully funded, and scheduled to be under construction within three years of the date land use approval is issued.
   4. Alternatively, timely means that necessary improvements will be constructed by the applicant or through another mechanism, such as a local improvement district.  Under this alternative: 
      1. Prior to issuance of a certificate of occupancy for a conditional use or a development subject to design review and prior to recording of the final plat for a subdivision or partition, the applicant shall do one of the following:
         1. Complete the necessary improvements; or
         2. For transportation facilities under the jurisdiction of the County, the applicant shall provide the county with a deposit, letter of credit, performance bond, or other surety satisfactory to county staff pursuant to Section 1311, Completion of Improvements, Sureties, and Maintenance.  For transportation facilities under the jurisdiction of the state, a city, or another county, the applicant shall comply with the respective jurisdiction's requirements for guaranteeing completion of necessary improvements.  This option is only available if the jurisdiction has a mechanism in place for providing such a guarantee. 
   5. For a phased development, the first phase shall satisfy Subsections 1007.07(E)(1) through (4) at the time of land use approval.  Subsequent phases shall be subject to the following: 
      1. At the time of land use approval, necessary improvements shall be identified and the phase for which they are necessary shall be specified. 
      2. Necessary improvements for a particular phase shall either: 
         1. Comply with Subsections 1007.07(E)(1) through (3) at the time of building permit approval, except that the improvements shall be scheduled to be under construction within three years of building permit approval rather than within three years of land use approval; or 
         2. Comply with Subsection 1007.07(E)(4), in which case the improvements shall be completed or guaranteed prior to issuance of a certificate of occupancy or recording of the final plat for the applicable phase.
6. As used in Subsection 1007.07(E), necessary improvements are:
   1. Improvements identified in a transportation impact study as being required in order to comply with the adequacy standard identified in Subsection 1007.07(C). 
      1. A determination regarding whether submittal of a transportation impact study is required shall be made based on the Clackamas County Roadway Standards, which also establish the minimum standards to which a transportation impact study shall adhere.
      2. If a transportation impact study is not required, County traffic engineering or transportation planning staff shall identify necessary improvements or the applicant may opt to provide a transportation impact study.
7. Notwithstanding Subsections 1007.07(D) and (F)(1)(a), motor vehicle capacity calculation methodology, impact area identification, and transportation impact study requirements are established by the ODOT Transportation Analysis Procedures Manual for roadways and intersections under the jurisidiction of the State of Oregon. 
8. As an alternative to compliance with Subsection 1007.07(B), the applicant may make a voluntary substantial contribution to the transportation system.
   1. As used in this subsection, "substantial contribution" means construction of a roadway or intersection improvement that is all of the following:
      1. A complete project or a segment of a roadway identified in Comprehensive Plan Table 5-3a, 20-Year Capital Projects, 5-3b, Preferred Capital Projects, or 5-3c, Long-Term Capital Projects; the STIP; or the capital improvement plan (CIP) of a city or another county.
         1. For a segment of a roadway to qualify as a substantial contribution, the roadway shall be on or abutting the subject property; no less than the entire segment that is on or abutting the subject property shall be completed; and there shall be a reasonable expectation that the entire project—as identified in Comprehensive Plan Table 5-3a, 5-3b, or 5-3c; the STIP; or the CIP of a city or another county—will be completed within five years;
      2. Located within the impact area of the proposed development.  The impact area shall be established by the Clackamas County Roadway Standards;
      3. Estimated to have a minimum construction cost of $527,000 in year 2004 dollars.  The minimum construction cost shall on January 1st of each year following 2004 be adjusted to account for changes in the costs of acquiring and constructing transportation facilities.  The adjustment factor shall be based on the change in average market value of undeveloped land, except resource properties, in the County according to the records of the County Tax Assessor, and the change in construction costs according to the Engineering News Record (ENR) Northwest (Seattle, Washington) Construction Cost Index; and shall be determined as follows: 
         1. Change in Average Market Value X 0.50 + Change in Construction Cost Index X 0.50 = Minimum Construction Cost Adjustment Factor
         2. After the adjustment factor is applied to the previous year's minimum construction cost, the result shall be rounded to the nearest thousand. 
   2. Prior to issuance of a certificate of occupancy for a conditional use or a development subject to design review and prior to recording of the final plat for a subdivision or partition, the applicant shall do one of the following: 
      1. Complete the substantial contribution; or
      2. For transportation facilities under the jurisdiction of the County, the applicant shall provide the county with a deposit, letter of credit, performance bond, or other surety satisfactory to county staff pursuant to Section 1311.  For transportation facilities under the jurisdiction of the state, a city, or another county, the applicant shall comply with the respective jurisdiction's requirements for guaranteeing completion of necessary improvements.  This option is only available if the jurisdiction has a mechanism in place for providing such a guarantee.

1007.08 Fee in Lieu of Construction

For all or part of the road frontage improvements required by Section 1007; located within the Portland Metropolitan Urban Growth Boundary (UGB); and required for a partition, duplex or triplex (where no more than one such dwelling is proposed), a townhouse, a detached single-family dwelling, or a manufactured dwelling (provided it is not located in a cottage cluster development); the developer may elect to pay a fee in lieu of construction as follows.

1. The fee in lieu of construction may be paid if the road frontage improvements are located on a local, connector, or collector road that is not identified on Comprehensive Plan Map 5-3, Essential Pedestrian Network, and payment of the fee is deemed by the Department of Transportation and Development to be an acceptable alternative to construction of the required improvements; or
2. The fee in lieu of construction may be paid if the road frontage improvements are located on a road that is identified on Comprehensive Plan Map 5-3; payment of the fee is deemed by the Department of Transportation and Development to be an acceptable alternative to construction of the required improvements; and at least one of the following criteria is met:
   1. The improvements are included in the Five-Year Capital Improvement Program;  
   2. The improvements are located on a road where significant topographical or natural feature constraints exist; or  
   3. The improvements are located on a local, connector, or collector road where a sidewalk or pathway does not exist within 200 feet of the required improvements.
3. The amount of the fee in lieu of construction is established by separate order of the Board of County Commissioners.
4. All fees in lieu of improvements collected, and interest thereon, shall be placed in a "Sidewalk Improvement Fund."  Fees shall be spent on sidewalk or pedestrian pathway construction on local, connector, or collector roads within the UGB. 

1007.09 Streets And Sidewalks In Sunnyside Village

The following standards apply in Sunnyside Village. Where these standards conflict with other provisions in Section 1007, Subsection 1007.09 shall take precedence.

1. Cul-de-sacs are permitted only when topographic conditions or existing street patterns preclude extension of streets.  The maximum radius shall be 40 feet.
2. All streets adjacent to resource protection areas shall have at least one five-foot-wide sidewalk along one side of the street.  If there are no significant trees (at least eight inches in diameter) along the resource protection area adjacent to the street, then a minimum four-foot-wide planting strip is required along both sides of the street.  If it is determined that a unique view is to be preserved, then the Planning Director will determine if street trees are required. 
3. New street connections along arterial streets are shown on Comprehensive Plan Map X-SV-3, Sunnyside Village Plan Street Classifications.  New street connections to collector roadways shall be a minimum of 150 feet apart, measured road centerline to centerline.  
   
   New individual driveway connections shall not be permitted along arterial and collector roadways.  
   
   At existing or future major street intersections (existing or proposed traffic signals), no new driveways or street connections shall be allowed within the influence area of the intersection.  The influence area is defined as the distance that vehicles will queue from the signalized intersection.  The influence area shall be based upon traffic volumes summarized in the Sunnyside Area Master Plan (November 1994) or based upon information acceptable to the County Engineering Division.  This influence area shall include an additional 100 feet beyond the queue length for back-to-back left turns.  
   
   The preferred minimum intersection spacing on minor arterials is 500 feet, measured road centerline to centerline.  Major arterial intersection spacing is preferred to be between 600 feet and 1,000 feet, measured road centerline to centerline. 
4. The interior angles at intersection roadways shall be as near to 90 degrees as possible, and in no case shall it be less than 80 degrees or greater than 100 degrees.  Minimum centerline radius for local roadways shall be 100 feet unless the alternative horizontal curve illustrated on Comprehensive Plan Figure X-SV-9, Sunnyside Village Plan Alternative Horizontal Curve for Local Streets, is used.
5. Alleys shall be private streets with rights-of-way of 16 feet.  (See Comprehensive Plan Figure X-SV-6, Sunnyside Village Plan Alleys.)
6. A traffic circle will mark the heart of Sunnyside Village and will provide suitable geometrics for the five radial streets that converge at this point.  Travel on the circle shall occur in one direction.  This shall be facilitated by traffic diverters that guide vehicles but still allow comfortable pedestrian movement. The raised diverters should consist of low raised curbs and/or special paving.  The travel lane within the circle should allow for easy merging.
   
   Special paving shall demark crosswalks.  Bike lanes shall be clearly marked and shall occur at the edge of the travel lane and define the inner boundary of the crosswalks and bus loading areas.  The bus loading areas shall be located adjacent to the Village Commercial area.  On the other side of the circle, this added dimension shall be used for planting strips with street trees, adjacent to nine-foot-wide sidewalks.
   
   The center island shall have a radius of at least 30 feet and shall be landscaped.  A vertical feature or monument identifying the entrance to Sunnyside Village should mark the center of the circle and shall be framed by blossoming trees.
7. Intersection dimensions should be minimized to reduce pedestrian crossing-distances and slow vehicles.  Curb radiuses should not exceed 25 feet at corners.

1007.10 Vacations

1. Road and Access Easement Vacations:  In the RTL and CC Districts, road vacations shall be prohibited in developments unless replaced with a new road or walkway that serves the same function. The replacement does not have to be in the same alignment as long as it provides access to the same areas the vacated road would have if constructed. 
2. Internal Streets:  In the Clackamas Regional Center Area, to provide connectivity, existing platted roads within proposed developments shall not be vacated unless similar access is provided on the site.

[Amended by Ord. ZDO-224, 5/31/11; Amended by Ord. ZDO-230, 9/26/11; Amended by Ord. ZDO-232, 3/12/12; Amended by Ord. ZDO-246, 3/1/14; Amended by Ord. ZDO-250, 10/13/14; Amended by Ord. ZDO-253, 6/1/15; Amended by Ord. ZDO-258, 1/18/17; Amended by Ord. ZDO-266, 5/23/18; Amended by Ord. ZDO-268, 10/2/18; Amended by Ord. ZDO-276, 10/1/20; Amended by Ord. ZDO-282, 7/1/22; Amended by Ord. ZDO-283, 9/5/23]

1006.01 General Standards

1. The location, design, installation, and maintenance of all utility lines and facilities shall be carried out with minimum feasible disturbance of soil and site consistent with the rules and regulations of the surface water management regulatory authority.
2. All development that has a need for electricity, natural gas, and communications services shall install them pursuant to the requirements of the utility district or company serving the development. Except where otherwise prohibited by the utility district or company, utility service lines shall be installed underground.
3. Coordinated installation of necessary water, sanitary sewer, and surface water management and conveyance facilities is required.  
4. Easements shall be provided along lot lines as deemed necessary by the County, special districts, and utility companies. Easements for special purpose uses shall be of a width deemed appropriate by the responsible agency. 

1006.02 Street Lights

Street lights are required for all development inside the Portland Metropolitan Urban Growth Boundary. The following standards apply:

1. Street lighting shall be installed pursuant to the requirements of Clackamas County Service District No. 5 and the electric company serving the development. A street light shall be installed where a new road intersects a County road right-of-way and, in the case of subdivisions, at every intersection within the subdivision.
2. Areas outside Clackamas County Service District No. 5 shall annex to the district through petition to the district.

1006.03 Water Supply

1. Development which has a need for, or will be provided with, public or community water service shall install water service facilities and grant necessary easements pursuant to the requirements of the district or company serving the development.
2. Approval of a development that requires public or community water service shall be granted only if the applicant provides a preliminary statement of feasibility from the water system service provider. 
   1. The statement shall verify that water service, including fire flows, is available in levels appropriate for the development and that adequate water system capacity is available in source, supply, treatment, transmission, storage and distribution. Alternatively, the statement shall verify that such levels and capacity can be made available through improvements completed by the developer or the system owner.
   2. If the statement indicates that water service is adequate with the exception of fire flows, the applicant shall provide a statement from the fire district serving the subject property that states that an alternate method of fire protection, such as an on-site water source or a sprinkler system, is acceptable. 
   3. The statement shall be dated no more than one year prior to the date a complete land use application is filed and need not reserve water system capacity for the development.  
3. Prior to final approval of a partition or subdivision, the applicant shall provide evidence that any wells in the tract subject to temporary or permanent abandonment under Oregon Revised Statutes (ORS) 537.665 have been properly abandoned. 
4. The following standards apply inside the Portland Metropolitan Urban Growth Boundary, Government Camp, Rhododendron, Wemme/Welches, Wildwood/Timberline, and Zigzag Village:
   1. Land divisions or other development requiring water service shall not be approved, except as provided in Subsection 1006.03(D)(4), unless they can be served by a public water system in compliance with drinking water standards as determined by the Oregon Health Authority.
   2. Development requiring water service within the boundaries of a water service system, created pursuant to ORS chapters 264, 450, or 451, shall receive service from this system.
   3. New public water systems shall not be created unless formed pursuant to ORS chapters 264, 450, or 451.
   4. A lot of record not located within the approved boundaries of a public water system may be served by an alternative water source.
5. The following standards apply outside the Portland Metropolitan Urban Growth Boundary, Government Camp, Rhododendron, Wemme/Welches, Wildwood/Timberline, and Zigzag Village:
   1. Applicants shall specify a lawful water source for the proposed development, such as a public or community water system, certificated water right, or exempt-use well.
   2. If use of an exempt-use well is proposed, subdivisions—as well as the following types of development in a sensitive groundwater area: partitions, Type II replats, and industrial, commercial, or institutional development—must affirmatively demonstrate that:
      1. The subject aquifer is capable of sustaining the proposed development with sufficient potable water. 
      2. The proposed development is not likely to unreasonably interfere with existing wells. "Unreasonably interfere" means that a proposed development will result in one or more senior groundwater appropriators being unable to obtain either the permitted or the customary quantity of groundwater, whichever is less, from a reasonably efficient well that fully penetrates the aquifer where the aquifer is relatively uniformly permeable. However, in aquifers where flow is predominantly through fractures, full penetration may not be required as a condition of finding substantial or undue interference.
      3. The proposed development is not likely to contribute to the overdraft of the affected aquifer. 
   3. Except for land divisions in which all proposed lots are already developed with the maximum number of dwelling units that would be allowable following the land division (excluding potential temporary dwellings for care), and except for  industrial, commercial, and institutional development demonstrated to have no statistical increase in water usage, an applicant for any proposed development subject to Subsection 1006.03(E)(2) shall submit a hydrogeologic review with the subject application. The purposes of a hydrogeologic review are to provide information and professional analysis regarding the geology and hydrogeology of the area in the immediate vicinity of the proposed development for the County to determine compliance with Subsection 1006.03(E)(2). Study findings, maps, and conclusions shall be presented in a clear and understandable report. 
      1. A hydrogeologic review report shall include sufficient evidence and analysis to demonstrate compliance with Subsection 1006.03(E)(2), and at a minimum, shall include the following information: 
         1. A map showing all lots and parcels within at least one-quarter mile of the proposed development; 
         2. The location, as determined by publicly available information, of all known wells on all lots or parcels within at least one-quarter mile of the proposed development, and the quantity of water permitted to be used; 
         3. The estimated use of groundwater within at least one-quarter mile of the proposed development, including but not limited to, 400 gallons per day of household use for each lot and parcel, 2,000 gallons per day for lawn and landscape irrigation from June through September, and water use from permitted wells. The estimated use of groundwater shall include any development or tentative land division which has been approved by the county, and shall assume development of a single-family residence on each undeveloped lot or parcel;   
         4. The quantity of water the proposed land use will utilize. If the proposal is for residential use, water use shall be calculated as 400 gallons per day per household and 2000 gallons per day for lawn and landscape irrigation from June through September. If the proposal is for a land division for residential purposes, all proposed lots or parcels shall be included in the calculation, and the calculation shall assume that the remainder of the tract will be developed at its allowed density; 
         5. Identification of aquifers in the area of the subject property;
         6. Compilation and review of available geologic and hydrogeologic studies of the review area;
         7. Compilation and evaluation of available well deepening and replacement well information in the review area; 
         8. Compilation and analysis of existing geologic information, including representative well logs, physical location of representative wells, and an evaluation of the local stratigraphy and geologic structure in the review area; 
         9. Compilation and analysis of existing and available water level and pump test information including evaluation of long-term stability and sustainability of groundwater levels (heads); and
         10. Interpretation of the information gathered for Subsections 1006.03(E)(3)(a)(i) through (ix), including preparation of geologic and hydrogeologic maps and cross sections necessary to support and/or illustrate the interpretation.
      2. A hydrogeologic review shall conclude that there is sufficient information to demonstrate compliance with Subsection 1006.03(E)(2), and may need to be based on draw down tests or other physical measurements where necessary. 
      3. The Planning Director may, at the Director's discretion, allow an applicant to modify the water use assumptions used in the hydrogeologic review where an applicant proposes enforceable water conservation and/or reuse measures, including but not limited to:
         1. Gray water use; 
         2. Water conserving appliances and fixtures;
         3. Landscaping with drought resistant plants; or
         4. Rainwater harvest and/or the use of cisterns. 
      4. To be deemed enforceable, any conservation or reuse measure must be approved by County Counsel.
   4. All reviews and plans required by Subsection 1006.03(E) shall be reviewed by a qualified professional of the County's choice during the development review process.  Such review shall include examination to ensure required elements have been completed, study procedures and assumptions are generally accepted, and all conclusions and recommendations are supported and reasonable.
   5. Outside of sensitive groundwater areas, the Planning Director may, at the Director's discretion, waive some or all of the requirements for a hydrogeologic review where an applicant demonstrates through well logs or other evidence that the specified information is not necessary to determine compliance with Subsection 1006.03(E)(2).   
   6. Water service for partitions and subdivisions shall be provided according to the provisions of ORS 92.090. When no water is to be provided by a public or community water system, there shall be a note on the final plat indicating that no public water service is being provided, in addition to the filing and disclosure requirements of ORS 92.090. 
   7. Approved land divisions at densities requiring public water service shall include a note on the final plat indicating public water service is required for development.  
   8. For a major subdivision, all lots shall be served by a single public or community water source. 

1006.04 Sanitary Sewer Service  

1. All development that has a need for sanitary sewers shall install the facilities pursuant to the requirements of the district or company serving the development. 
2. Approval of a development that requires sanitary sewer service shall be granted only if the applicant provides a preliminary statement of feasibility from the sanitary sewage treatment service provider and the collection system service provider.
   1. The statement shall verify that sanitary sewer capacity in the wastewater treatment system and the sanitary sewage collection system is available to serve the development or can be made available through improvements completed by the developer or the system owner.
   2. The service provider may require preliminary sanitary sewer system plans and calculations for the proposed development prior to signing a preliminary statement of feasibility. 
   3. The statement shall be dated no more than one year prior to the date a complete land use application is filed and need not reserve sanitary sewer system capacity for the development.
3. Hotels and motels are permitted in unincorporated communities only if served by a community sewer system as defined by Oregon Administrative Rules 660-022-0010(2).

1006.05 Onsite Wastewater Treatment 

1. All development that requires onsite wastewater treatment shall receive approval for the system from the County prior to submittal of a land use application for development. Onsite wastewater treatment systems shall be installed pursuant to: Oregon Revised Statutes 454.605 through 454.745; Oregon Administrative Rules chapter 340, divisions 71 and 73; and the policies of the County. 
2. Inside the Portland Metropolitan Urban Growth Boundary (UGB), Government Camp, Rhododendron, Wemme/Welches, Wildwood/Timberline, and Zigzag Village, all land divisions or other development that requires onsite wastewater treatment shall be prohibited except for:   
   1. A lot of record that is outside of a sewage service district and was created:
      1. Prior to January 31, 1980; or
      2. On or after January 31, 1980, and prior to inclusion in the UGB;
   2. Lots of 10 acres or larger in the FU-10 District;
   3. Lots that do not have a sanitary sewerage system that is legally and physically available as defined in OAR 340-071-0160(4)(f)(A) and (B), including lots that have unique topographic or other natural features that make sewer extension impractical as determined on a case-by-case basis by the sewer service provider; and
   4. Areas under a sewer moratorium with sewer services five years or more away if the area is annexed into a city or district that can assure that future delivery of sewerage services is planned.
3. Notwithstanding Subsection 1006.05(B), development of triplexes, quadplexes, townhouses, or cottage clusters in the VR-4/5, VR-5/7, R-5, R-7, R-8.5, R-10, R-15, R-20, or R-30 Districts and development of affordable housing subject to Section 846, Affordable Housing, is prohibited if the development requires onsite wastewater treatment.

1006.06 Surface Water Management And Erosion Control 

The following surface water management and erosion control standards apply:

1. Positive drainage and adequate conveyance of surface water shall be provided from roofs, footings, foundations, and other impervious or near-impervious surfaces to an appropriate discharge point. 
2. The requirements of the surface water management regulatory authority apply. If the County is the surface water management regulatory authority, the surface water management requirements of the Clackamas County Roadway Standards apply.
3. Approval of a development shall be granted only if the applicant provides a preliminary statement of feasibility from the surface water management regulatory authority. The statement shall verify that adequate surface water management, treatment and conveyance is available to serve the development or can be made available through improvements completed by the developer or the system owner.
   1. The surface water management regulatory authority may require a preliminary surface water management plan and report, natural resource assessment, and buffer analysis prior to signing the preliminary statement of feasibility.
   2. The statement shall be dated no more than one year prior to the date a complete land use application is filed and need not reserve surface water treatment and conveyance system capacity for the development.
4. Development shall be planned, designed, constructed, and maintained to:
   1. Protect and preserve existing natural drainage channels to the maximum practicable extent;
   2. Protect development from flood hazards;
   3. Provide a system by which water within the development will be controlled without causing damage or harm to the natural environment, or to property or persons within the drainage basin;
   4. Ensure that waters drained from the development are substantially free of pollutants, including sedimentary materials, through such construction and drainage techniques as sedimentation ponds, reseeding, and phasing of grading; and
   5. Ensure that waters are drained from the development in such a manner that will not cause erosion to any greater extent than would occur in the absence of development.
5. Where culverts cannot provide sufficient capacity without significant environmental degradation, the County may require the watercourse to be bridged or spanned.
6. If a development, or any part thereof, is traversed by any watercourse, channel, stream, creek, gulch, or other natural drainage channel, adequate easements for surface water management purposes shall be provided to the surface water management regulatory authority.
7. Channel obstructions are not allowed, except as approved for the creation of detention, retention, or hydropower facilities approved under this Ordinance. Fences with swing gates may be utilized.
8. The natural drainage pattern shall not be substantially altered at the periphery of the subject property. Greatly accelerated release of stored water is prohibited.  Flow shall not be diverted to lands that have not previously encountered overland flow from the same upland source unless adjacent downstream owners agree.
9. A surface water management and erosion control plan is required for significant residential, commercial, industrial, and institutional development. The plan shall include:
   1. The methods to be used to minimize the amount of runoff siltation and pollution created from the development both during and after construction; and
   2. Other elements required by the surface water management authority.

1006.07 Preliminary Statements Of Feasibility Exceptions

1. A land use application shall be deemed complete and may be approved without the submittal of one or more of the preliminary statements of feasibility required by Subsections 1006.03, 1006.04, and 1006.06 if the applicant demonstrates that a good faith attempt has been made to obtain the statement(s). At a minimum, demonstration of a good faith attempt shall require the applicant to submit the following:   
   1. A statement signed by the applicant indicating that the service provider or surface water management authority has not responded to a request for a preliminary statement of feasibility or has refused to issue one. When the refusal to issue a preliminary statement of feasibility is based upon a finding that adequate service cannot be provided, such refusal shall not qualify for an exception under this subsection; and
   2. A copy of a letter delivered to the service provider or surface water management authority clearly requesting a preliminary statement of feasibility. The letter shall be dated no less than 30 days prior to the submittal of the land use application. 
2. In the absence of evidence in the record to the contrary, it shall be presumed that the failure of a service provider or surface water management authority to respond to a request for a preliminary statement of feasibility constitutes a finding of adequacy of service. This presumption shall be for the purposes of land use application approval only and does not guarantee that service can be provided.

[Amended by Ord. ZDO-252, 6/1/2015; Amended by Ord. ZDO-266, 5/23/2018; Amended by Ord. ZDO-282, 7/1/2022; Amended by Ord. ZDO-283, 9/5/2023; Amended by Ord. ZDO-285, 9/3/2024; Amended by Ord. ZDO-288, 9/9/2024]

1005.01 Purpose

Section 1005 is adopted to ensure sites are developed and buildings designed to:

1. Efficiently utilize the land used in development, particularly urban land in centers, corridors, station communities and employment areas;
2. Create lively, safe, attractive and walkable centers, corridors, station communities, employment areas and neighborhoods;
3. Support the use of non-auto modes of transportation, especially pedestrian trips to and between developments;
4. Support community interaction by creating lively, safe and attractive public use spaces within developments and on the street;
5. Reduce impacts of development on natural features and vegetation;
6. Utilize opportunities arising from a site's configuration or natural features;
7. Encourage use of green building technologies and green site development practices, energy conservation and use of renewable energy resources;
8. Design illumination so that dark skies are maintained to the extent possible, balanced with the lighting needs of safe and functional developments; and
9. Accommodate the needs of the users to be located in developments.

1005.02      General Site Design Standards

The following site design standards apply:

1. Where feasible, cluster buildings within single and adjacent developments for efficient sharing of walkways, on-site vehicular circulation, connections to adjoining sites, parking, loading, transit-related facilities, plazas, recreation areas, and similar amenities.
2. Where feasible, design the site so that so that the longest building elevations can be oriented within 20 degrees of true south in order to maximize the south-facing dimensions.
3. Minimum setbacks may be reduced by up to 50 percent as needed to allow improved solar access when solar panels or other active or passive solar use is incorporated into the building plan.
4. A continuous, interconnected on-site walkway system meeting the following standards shall be provided.
   1. Walkways shall directly connect each building public entrance accessible to the public to the nearest sidewalk or pedestrian pathway, and to all adjacent streets, including streets that dead-end at the development or to which the development is not oriented.
   2. Walkways shall connect each building to outdoor activity areas including parking lots, transit stops, children's play areas, and plazas.
   3. Walkways shall be illuminated. Separate lighting shall not be required if existing lighting adequately illuminates the walkway.
   4. Walkways shall be constructed with a well-drained, hard-surfaced material or porous pavement and shall be at least five feet in unobstructed width.
   5. Standards for walkways through vehicular areas:
      1. Walkways crossing driveways, parking areas, and loading areas shall be constructed to be clearly identifiable to motorists through the use of different paving material, raised elevation, warning signs, or other similar methods.
      2. Where walkways are adjacent to driveways, they shall be separated by a raised curb, bollards, landscaping, or other physical barrier.
      3. Inside the Portland Metropolitan Urban Growth Boundary (UGB), if the distance between the building public entrance and street is 75 feet or greater and located adjacent to a driveway or in a parking lot, the walkway shall be raised, with curbs, a minimum four-foot-wide landscape strip and shade trees planted a maximum of 30 feet on center.
      4. The exclusive use of a painted crossing zone to make walkways identifiable to motorists may be used only for portions of walkways which are shorter than 30 feet and located across driveways, parking lots, or loading areas.
      5. Walkways bordering parking spaces shall be at least seven feet wide or a minimum of five feet wide when concrete bumpers, bollards, curbing, landscaping, or other similar improvements are provided which prevent parked vehicles or opening doors from obstructing the walkway.
   6. 6.   The interconnected onsite walkway system shall connect to walkways in adjacent developments, or stub to the adjacent property line if the adjacent land is vacant or is developed without walkways.
      1. a.   Walkway stubs shall be located in consideration of topography and eventual redevelopment of the adjacent property.
      2. b.   Notwithstanding the remainder of Subsection 1005.02(D)(6), walkway linkages to adjacent development shall not be required within industrial developments, to industrial developments, or to vacant industrially zoned land.
5. Inside the UGB, except for industrial developments, a minimum of 50 percent of the street frontage of the development site shall have buildings located at the minimum front setback line.
   1. If the minimum front setback standard is less than 20 feet, the front setback may be increased to a maximum of 20 feet provided pedestrian amenities are developed within the front setback area.
   2. Primary building entrances for buildings used to comply with Subsection 1005.02(E), shall:
      1. Face the street;
      2. Be located at an angle facing both the street and a parking lot; or
      3. Be located to the side of the building, provided that the walkway connecting to the street is a minimum of eight feet wide and is developed with landscaping and pedestrian amenities.
   3. If a development has frontage on more than one street, Subsection 1005.02(E) must be met on only one frontage, as follows:
      1. If one of the streets is a major transit street, the standard shall be met on that street.
      2. If neither or both are a major transit street, then the standard shall be met on the street with the higher functional classification.
      3. If neither 1005.02(E)(3)(a) or (b) applies, then the standard shall be met on the longest frontage.
6. Inside the UGB, parking lots larger than three acres in size shall be built with major on-site vehicular circulation ways that include raised walkways with curbs, a minimum four-foot-wide landscape strip, and shade trees planted a maximum of 30 feet on center.
7. New retail, office, mixed use, and institutional buildings located on major transit streets shall have at least one public entrance facing a major transit street, or street intersecting a major transit street. 
   1. A private street used to meet the standards in Subsection 1005.02(G) must have raised walking surfaces on both sides, street trees, curbs, and pedestrian-scale street lighting, and must connect at both ends to an existing or proposed street.
   2. If a development has frontage on more than one major transit street, this orientation requirement needs to be met on only one side.
   3. The public entrance orientation requirement does not apply to warehouses or industrial buildings with less than 5,000 square feet of attached offices. 
8. New retail, office, mixed use, multifamily, and institutional buildings located at a major transit stop shall be set back a maximum of 20 feet from at least one of the following: the major transit stop, the major transit street or an intersecting street, or a pedestrian plaza at the major transit stop or a street intersection. 
   1. For the purpose of Subsection 1005.02(H), a building is located at a major transit stop, if:
      1. The building is located on a lot that has frontage on the major transit street or an intersecting street; and
      2. Any portion of the building is within a 200-foot radius of the major transit stop.
   2. Lawfully established buildings that do not comply with the maximum setback standard may have additional height added as an expansion without being brought into conformance with the standard.
   3. The maximum setback standard does not apply to warehouses or industrial buildings with less than 5,000 square feet of attached offices.
9. In the PMU District, there shall be no vehicular parking or circulation within the front setback area.
10. In the OC District, the design and siting of structures shall control public access points into office buildings, utilizing a central lobby design, entrance courtyard, internal pedestrian walkway or mall, or similar designs that protect business/professional uses from the disturbances of direct public access.
     
11. Where a minimum floor area ratio (FAR) is required by the standards of the applicable zoning district, it shall be calculated as follows:
    1. Calculate the building floor area by determining the square footage of all buildings in the proposed development, including:
       1. Gross floor area of all commercial structures (except parking structures), including storage and mechanical equipment;
       2. Square footage of commercial uses in a parking structure; and
       3. Square footage of the footprint of a multifamily residential structure.
    2. Calculate the net site area by subtracting from the gross site area the following:
       1. Right-of-way dedications;
       2. Off-road (except sidewalks) trails, bikeways, or multi-purpose trails; 
           
       3. Stormwater detention facilities;
       4. Design elements (plazas, greenways, transit stations, etc.);
       5. Parks;
       6. Civic spaces;
       7. Stream buffers;
       8. Wetlands; and
       9. 100-year floodplain (undeveloped portion)
    3. Divide the building floor area by the net site area. The result is the FAR. For example, if the building floor area is 20,000 square feet and the net site area is 40,000 square feet, the FAR is 0.5.
12. The following standards apply in the HDR, RCHDR, and SHD Districts:
    1. 1.   The minimum distance on a north-south axis between any building and a site area line north of said building shall be the horizontal distance calculated by drawing a 60-degree angle line from the top of the structure to the natural ground elevation north of the structure. For purposes of this provision, the "top of the structure" shall be that part of projection of the structure which first intersects a 60-degree angle line projecting toward the ground north of the building. (See Figure 1005-0.) This provision shall be modified as follows:
       1. Intervening streets and 15 feet of setback into the property on the north side of said street may be included in the required separation distance.
       2. If an area on the adjacent site north of a proposed structure is developed or committed for use as a circulation drive or parking structure or lot, that area may be included in the required separation distance, provided no existing or proposed primary use structure on the adjacent site shall fall within the required separation distance.
       3. If the owner of the site area to the north grants a north-south separation easement, as provided under Subsection 1005.02(L)(2), that area may be included in the required separation distance.
    2. An owner, or owners, of a site area may grant a north-south separation easement to the owner, or owners, of a site area to the south provided that:
       1. Documentation and a map of the easement is submitted with the development plans for the site areas in question;
       2. The development plans for the two or more site areas in question are coordinated to the maximum extent possible; and
       3. Buildings are sited to minimize the loss of solar access to primary use structures. However, this provision shall not preclude or restrict the use or development of any north-south separation easement area.
    3. The minimum distance on an east-west axis between any building and a site area line, except when abutting a public, County or state road, shall be the horizontal distance calculated by drawing a 15-degree angle line from the top of the structure to the natural ground elevation east and west of the structure. (See Figure 1005-0.)

Formula:  Separation = b x .267 (tan 15 degrees)

4. The north-south and east-west separation distance requirements shall not preclude structurally connecting two or more buildings on separate site areas provided that the proposed connection is approved as part of the development plans for the affected site areas.

1. 5.   The standards of Subsection 1005.02(L) are not subject to modification pursuant to Section 904, Height Exceptions. However, these standards may be modified if the modification requested is necessary to allow development of primary uses at densities allowed for the site area.

1005.03      Building Design

1. The following standards apply to building facades visible from a public or private street or accessway and to all building facades where the primary entrance is located.
   1. Building facades shall be developed with architectural relief, variety and visual interest and shall avoid the effect of a single, long or massive wall with no relation to human size. Examples of elements that subdivide the wall:  change in plane, texture, masonry pattern or color, or windows. 
   2. Building facades shall have particular architectural emphasis at entrances and along sidewalks and walkways.
   3. Provide visual interest through use of articulation, placement and design of windows and entrances, building trim, detailing, ornamentation, planters, or modulating building masses.
   4. Utilize human scale, and proportion and rhythm in the design and placement of architectural features. 
   5. Use architectural features which are consistent with the proposed use of the building, level and exposure to public view, exposure to natural elements, and ease of maintenance.
   6. When uses between ground-level spaces and upper stories differ, provide differentiation through use of bays or balconies for upper stories, and awnings, canopies, trim, and other similar treatments for lower levels.
2. Requirements for building entries:
   1. Public entries shall be clearly defined, highly visible, and sheltered with an overhang or other architectural feature, with a depth of at least four feet.
   2. Commercial, mixed-use and institutional buildings sited to comply with 1005.02(E) shall have public entries that face streets and are open to the public during all business hours.
3. The street-facing facade of commercial, mixed-use and institutional buildings sited to comply with 1005.02(E) shall meet the following requirements:
   1. Facades of buildings shall have transparent windows, display windows, entry areas, or arcades occupying a minimum of 60 percent of the first floor linear frontage.
   2. Transparent windows shall occupy a minimum of 40 percent of the first floor linear frontage. Such windows shall be designed and placed for viewing access by pedestrians. 
   3. For large-format retail buildings greater than 50,000 square feet, features to enhance the pedestrian environment, other than transparent window, may be approved through design review. Such items may include, but are not limited to display cases, art, architectural features, wall articulation, landscaping, or seating, provided they are attractive to pedestrians, are built to human scale, and provide safety through informal surveillance.
4. Requirements for roof design:
   1. For buildings with pitched roofs:
      1. Eaves shall overhang at least 24 inches.
      2. Roof vents shall be placed on the roof plane opposite the primary street.
   2. For buildings, other than industrial buildings, with flat roofs or without visible roof surfaces, a cornice or other architectural treatment shall be used to provide visual interest at the top of the building.
5. Requirements for exterior building materials:
   1. Use architectural style, concepts, colors, materials, and other features that are compatible with the neighborhood's intended visual identity.
   2. Building materials shall be durable and consistent with the proposed use of the building, level and exposure to public view, exposure to natural elements, and ease of maintenance.
   3. Walls shall be surfaced with brick, tile, masonry, stucco, stone or synthetic equivalent, pre-cast masonry, gypsum reinforced fiber concrete, wood lap siding, architecturally treated concrete, glass, wood, metal, or a combination of these materials.
   4. The surfaces of metal exterior building materials that are subject to rust or corrosion shall be coated to inhibit such rust and corrosion, and the surfaces of metal exterior building materials with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion.
6. Additional building design requirements for multifamily dwellings and middle housing, except middle housing developed pursuant to Section 845, Triplexes, Quadplexes, Townhouses, and Cottage Clusters:
   1. Facades of buildings that are two or more stories in height shall have a minimum of one balcony or bay per four dwelling units.
   2. Windows shall be frequent and coordinate with bays and balconies.
   3. Where feasible, place the buildings to minimize the potential of windows facing directly toward primary living areas of other dwelling units.
   4. For buildings that are one or two stories in height, roofs shall be hipped, gambrel, or gabled to provide visual interest. Flat roofs shall be allowed in areas of these buildings where mechanical equipment is mounted or where they are used for roof gardens or other outdoor activities.
   5. For multifamily developments, convenient areas shall be provided for storage of articles such as bicycles, barbecues, and outdoor furniture. These areas shall be completely enclosed and easily accessible to respective dwelling units. 
       
7. Requirements to increase safety and surveillance:
   1. Locate buildings and windows to maximize potential for surveillance of entryways, walkways, and parking, recreation, and laundry areas.
   2. Provide adequate lighting for entryways, walkways, and parking, recreation, and laundry areas.
   3. Locate parking and automobile circulation areas to permit easy police patrol.
   4. Design landscaping to allow for surveillance opportunities.
   5. Locate mail boxes where they are easily visible and accessible.
   6. Limit fences, walls and, except for trees, landscaping between a parking lot and a street to a maximum of 30 inches in height.
   7. Locate play areas for clear parental monitoring.
8. Solar access requirements:
   1. Except for uses with greater cooling needs than heating needs, such as many retail uses, concentrate window areas on the south side of buildings (within 20 degrees of due south) where there is good southern exposure.
   2. Provide overhangs, balconies, or other shading devices to prevent excessive summer heat gains.
   3. Use architectural features, shape of buildings, fences, natural landforms, berms, and vegetation to catch and direct summer breezes for natural cooling, and minimize effects of winter winds.
9. Requirements for compatibility with the intent of the design type or with the surrounding area. For purposes of Subsection 1005.03(I), design types are Centers, Station Communities or Corridor Streets as identified on Comprehensive Plan Map IV-8, Urban Growth Concept; X-CRC-1, Clackamas Regional Center Area Design Plan, Regional Center, Corridors and Station Community; X-SC-1, Sunnyside Corridor Community Plan, Community Plan Area and Corridor Design Type Location; or X-MC-1, McLoughlin Corridor Design Plan, Design Plan Area. The intent of these design types is stated in Chapter 4 or 10 of the Comprehensive Plan.
   1. Use shapes, colors, materials, textures, lines, and other architectural design features that enhance the design type area and complement the surrounding area and development.
   2. Use colors, materials, and scale, as appropriate, to visually connect building exteriors to adjoining civic/public spaces such as gateways, parks, plazas, and transit stations.
   3. Use building orientation and physical design, including setbacks and modulations, to ensure a development is compatible with other activities onsite, nearby properties, intended uses, and the intent of the design type.
   4. Orient loading and delivery areas and other major service activity areas of the proposed project away from existing dwellings. Loading areas shall be located to the side or rear of buildings unless topography, natural features, rail service, or other requirements of this Ordinance dictate loading bays to the front of buildings.
   5. In industrial zoning districts, site areas used for vehicular operations, outdoor storage, and outdoor processing to minimize the impacts on adjacent dissimilar uses.
   6. Inside the Portland Metropolitan Urban Growth Boundary, use colors, materials and architectural designs to visually reduce the impact of large buildings.
   7. In unincorporated communities, design structures to reflect and enhance the local character and to be in scale with surrounding development.
   8. In rural and natural resource areas, use materials, colors and shapes that imitate or complement those in the surrounding areas, such as those used in typical farm structures.
   9. In open space or scenic areas, use natural color tones, lines, and materials which blend with the natural features of the site or site background.
10. Requirements for screening mechanical equipment:
    1. Rooftop mechanical equipment, except for solar energy systems, shall be screened from view by the use of parapet walls or a sight-obscuring enclosure around the equipment. The screen shall be constructed of one of the primary materials used on the primary facades, and shall be an integral part of the building's architectural design.
    2. Ground mounted mechanical equipment shall be located away from the intersection of two public streets, to the extent practicable, and shall be screened by ornamental fences, screening enclosures, or landscaping that blocks at least 80 percent of the view.
    3. Wall mounted mechanical equipment shall not be placed on the front of a building or on a facade that faces a street. Wall mounted mechanical equipment that extends six inches or more from the outer building wall shall be screened from view from the streets; from residential, public, and institutional properties; and from public areas of the site or adjacent sites through one of the screening techniques used in Subsection 1005.03(J)(1) or (2).
11. Requirements for specialized structures in industrial zoning districts:
    1. In the GI District, silos, towers, and other specialized storage or processing structures are permitted as part of a primary use only if such structures are enclosed in a building that complies with the other applicable standards of Subsection 1005.03, or if such structures have the following characteristics: 
       1. Provide windows and canopies, awnings, wood or masonry siding, or other exterior treatment to highlight accessory office areas within the same building, when applicable;
       2. Use exterior colors which blend with the landscape, such as brown, green, tan, or, in the case of tall structures, such as silos or towers, use light colors that blend with the sky; and 
       3. Do not use bright colors, white, or multiple colors, except as specifically approved pursuant to Section 1102 for trim, accents, or to provide visual interest to equipment or structures that are unique to the particular use.
    2. In the BP and LI Districts, silos, towers, and other specialized storage or processing structures are prohibited unless they are enclosed in a building that complies with the other applicable standards of Subsection 1005.03, or unless they are approved as part of a conditional use.
12. Facades in the OA District:  In the OA District, facades are subject to the following standards:
     
    1. Building facades facing public streets shall be designed with windows and entries or bays. Sides or rears of buildings shall not consist of an undifferentiated wall when facing a public street, accessway, or a residential area.
    2. Arcades are encouraged along public street rights-of-way or along walkways within the complex of buildings.
    3. Consistent design elements shall be used throughout the office area to ensure that the entire complex is visually and functionally unified.

1005.04 Outdoor Lighting

1. Outdoor lighting devices:
   1. Shall be architecturally integrated with the character of the associated structures, site design, and landscape.
   2. Shall not direct light skyward.
   3. Shall direct downward and shield light; or direct light specifically toward walls, landscape elements, or other similar features, so that light is directed within the boundaries of the subject property;
   4. Shall be suitable for the use they serve (e.g. bollard lights along walkways, pole mounted lights for parking lots);
   5. Shall be compatible with the scale and intensity of uses they are serving. The height of pole-mounted fixtures shall not exceed 25 feet or the height of the tallest structure onsite, whichever is less; and
   6. At entrances, shall be glare-free. Entrance lighting may not exceed a height of 12 feet and must be directed downward.
2. The following are exempt from Subsection 1005.04(A):
   1. Temporary lights used for holiday decorations;
   2. Street lights regulated in Section 1006, Utilities, Street Lights, Water Supply, Sewage Disposal, Surface Water Management, and Erosion Control; and
   3. Lighting associated with outdoor recreation uses such as ball fields or tennis courts.

1005.05 Additional Requirements

Development shall comply with a minimum of one of the following techniques per 20,000 square feet of site area. Regardless of site size, a minimum of one and a maximum of five techniques are required. Partial site area numbers shall be rounded.

1. Install a solar energy system in the development.
2. Use passive solar heating or cooling techniques to reduce energy consumption. Examples of techniques:
   1. Modulate building masses to maximize solar access.
   2. For developments with more than one structure, locate taller structures to minimize negative impacts on solar access for the development site and adjacent sites.
   3. Locate buildings to maximize windbreaks.
   4. Locate structures and landscaping to avoid winter shading on the south side and optimize summer shading on the west and southwest sides of buildings.
   5. Utilize deciduous trees to provide summer shade and allow winter sun.
   6. Utilize deciduous vines on fences, trellises, and arbors to provide summer shade.
   7. Locate and form berms to protect buildings and exterior use spaces against winter winds or utilize dense evergreens or conifers to screen winter wind and protect against hostile winter elements.
   8. Provide skylights or clerestory windows to provide natural lighting, and/or solar heating of interior spaces.
3. Use highly reflective (high albedo) materials on roof surfaces.
4. Place major outdoor use areas such as plazas, playgrounds, gardens, etc. on the south side of buildings.
5. Construct a minimum of 75 percent of walkway area of porous pavement.
6. Construct a minimum of 75 percent of all parking spaces with porous pavement.
7. Provide additional landscaping area at least 10 percent above the requirement for the site pursuant to Table 1009-1, Minimum Landscaped Area. For example, if the minimum area requirement is 20 percent, then 22 percent shall be provided. Credit shall be given for green roofs or other areas of vegetation that exceed the minimum area requirements.
8. Include additional swales in development landscaping, pursuant to Section 1009, Landscaping. Credit shall be given for additional swale(s) that exceed the requirements of Subsection 1009.04(A)(2) by at least 10 percent of area. For example, if 1009.04(A)(2) requires 200 square feet of swale area, then an additional 20 square feet of swale area would be required.
9. Collect rainwater from roofs and/or other impervious surfaces and use it for irrigation.
10. Apply other techniques for onsite storm water treatment identified by the surface water management regulatory authority.
11. Lay out sites and locate buildings and on-site vehicular circulation to create functional open areas such as plazas, courtyards, outdoor recreation areas, mini-parks, and accessways that are open to the general public.
12. Enhance sidewalks and/or walkways by providing additional width, using higher quality materials; shielding from vehicular traffic with enhanced planting strips, street trees and on-street parking, and/or providing pedestrian amenities that are compatible with the design of the development as well as the neighborhood as a whole.
13. Coordinate development between adjacent uses to provide for a more attractive and lively streetscape, enhance connections, minimize conflicts, and provide common-use areas.
14. Enhance the pedestrian connection between the development and neighborhood shopping areas, nearby transit, trails, bikeways, or parks. Examples include additional width or pedestrian amenities.
15. Provide functional and accessible rooftop gardens.
16. For multifamily dwelling units that face the street, raise first floor units a minimum of two feet above street level.
17. Provide structured or under-structure parking to meet all or part of the parking need.
18. Provide no more than the minimum number of surface parking spaces set out in Table 1015-1, Automobile Parking Space Requirements, or 1015-2, Minimum Automobile Parking Space Requirements for Dwellings, all of which shall be no greater than the minimum dimensions allowed in Subsection 1015.02(A)(2).
19. Lay out sites or orient structures, to maximize significant vistas.
20. Locate and design structures to protect scenic views or vistas from adjacent properties and public thoroughfares. Setbacks, building height, and bulk should be considered.
21. Utilize rail service opportunities abutting the site.
22. Inside the Portland Metropolitan Urban Growth Boundary (UGB), a minimum of 75 percent of the street frontage of the development site shall have buildings located at the minimum front setback line. If the minimum front setback standard is less than 20 feet, the front setback may be increased to a maximum of 20 feet provided pedestrian amenities are developed within the front setback area.
23. Outside the UGB, or for industrial developments, a minimum of 25 percent of the street frontage of the development site shall have buildings located at the minimum front setback line. Up to 20 feet of additional front setback area may be provided where pedestrian amenities are located.
24. Locate buildings at the minimum side setback line or within 10 feet of the side lot line, whichever is greater.

1005.06      Modifications

Modification of any standard identified in Subsections 1005.02 and 1005.03 may be approved as part of design review if the proposed modification will result in a development that achieves the purposes stated in Subsection 1005.01 as well or better than the requirement listed.

1005.07 Clackamas Regional Center Area Design Standards

Subsection 1005.07 applies in the Clackamas Regional Center Area, including the Regional Center and the Fuller Road Station Community, as identified on Comprehensive Plan Map X-CRC-1, Clackamas Regional Center Area Design Plan Regional Center, Corridors, and Station Community. Where these standards conflict with other provisions in Section 1000, Subsection 1005.07 shall take precedence.

1. Clackamas Regional Center Area Design Plan:  Development is subject to the Clackamas Regional Center Area Design Plan in Chapter 10 of the Comprehensive Plan.
2. Urban Design Elements:  New development is subject to the urban design elements shown on Comprehensive Plan Map X-CRC-3, Clackamas Regional Center Area Design Plan Urban Design Elements. The urban design elements are described in the Clackamas Regional Center Area Design Plan in Chapter 10 of the Comprehensive Plan. 
   1. Urban design elements provided in a development may be used to reduce gross site area for calculating minimum density requirements in Subsection 1012.08, and to meet minimum landscaping requirements in Section 1009, Landscaping.
   2. For phased development approved through a master plan, requirements for the urban design elements may be roughly proportional to the amount of the master planned approved development being developed in any one phase.
3. Parking Structure Orientation: Entrances for ground-level retail uses in parking structures located within 20 feet of a street shall be oriented to a street.
4. Corner Lot Buildings:
   1. A corner lot is a lot, parcel, tax lot, or land area created by a lease agreement at the intersection of two streets.
   2. Buildings on street corners shall have corner entrances or other architectural features to enhance the pedestrian environment at the intersection.
   3. Development on lots at a Gateway intersection as shown on Comprehensive Plan Map X-CRC-3, and Comprehensive Plan Figure X-CRC-7, Clackamas Regional Center Area Design Plan Gateway Intersection (Boulevard and Main Street), shall be designed to accommodate future Gateway improvements.
5. Building Setbacks from Private Streets:  Where a setback from a private street, as defined in Subsection 1005.07(G), is required by the standards of the applicable zoning district, the setback shall be measured from the back edge of the sidewalk.
6. Parking Structures:  If a parking structure, including understructure parking, abuts a street, appropriate features shall be provided to create a transition between the parking structure, or the entrance to understructure parking, and the abutting street. Examples of appropriate features include, but are not limited to, landscape planters and trellises, awnings, canopies, building ornamentation, and art. As used in Subsection 1005.07(F), a parking structure "abuts a street" if no other building is sited between the parking structure and the street.
7. Private Streets:  Private streets used to meet the structure orientation or setback standards shall include:
   1. Sidewalks or raised walking surfaces on both sides;
   2. Curbs;
   3. Street trees, pursuant to Subsection 1007.06; and
   4. Pedestrian-scale lighting.
   5. Private streets may also provide on-street parking and at-grade loading zones, as applicable.
8. Internal Streets:
   1. Internal streets may be required to connect to adjacent properties to increase connectivity and provide grid patterns that allow for future development.
   2. Internal streets shall be designed to allow for future development when applicable.
   3. Development shall provide, when applicable, direct street and pedestrian connections between developments and schools, parks, open space, shopping areas, employment areas, and transit stops.
9. New development shall not be sited such that it precludes the construction of the new walkways, or eliminates the existing walkways, that are shown on Comprehensive Plan Map X-CRC-7a, Clackamas Regional Center Area Design Plan Walkway Network, or identified in the Clackamas Regional Center Pedestrian/Bicycle Plan adopted by reference in Appendix A of the Comprehensive Plan, unless an alternative walkway location that provides a similar connection is established. An alternative walkway location shall not be deemed "similar" to a planned or existing location unless:
   1. It provides comparably safe, direct, and convenient pedestrian access to significant destinations, such as transit facilities, major employers, multifamily dwelling complexes, and retail and service establishments; and
   2. It fulfills a comparable function in terms of filling gaps in the pedestrian circulation system planned for the Clackamas Regional Center Area.

1005.08 Regional Center Design Standards

Subsection 1005.08 applies in the Regional Center, as identified on Comprehensive Plan Map X-CRC-1, Clackamas Regional Center Area Design Plan Regional Center, Corridors, and Station Community. Where these standards conflict with other provisions in Section 1000, Subsection 1005.08 shall take precedence.

1. Freestanding parking structures located within 20 feet of pedestrian facilities, including public or private streets, pedestrian ways, greenways, a transit station or shelter, or plaza, shall provide a quality pedestrian environment on the facade facing the pedestrian facility. Techniques to use may include:
   1. Provide retail or office uses on the ground floor of the parking structure facing the pedestrian facility;
   2. Provide architectural features that enhance the first floor of the parking structure adjacent to the pedestrian facility, such as building articulation, awnings, canopies, building ornamentation, and art; and
   3. Provide pedestrian amenities in the transition area between the parking structure and pedestrian facility, including landscaping, trellises, seating areas, kiosks, water features with seating, plazas, outdoor eating areas, and drinking fountains.
2. New buildings shall have at least one public entrance oriented to a street. Private streets used to meet this standard shall include the elements identified in Subsection 1005.07(G).
3. Pedestrian amenities are required between the building and the front lot line. The following guidelines apply to pedestrian amenities used to meet this requirement:
   1. Pedestrian areas include plazas, courtyards, outdoor seating areas for restaurants, pocket parks, and atriums when there is direct access for pedestrians. Pedestrian areas in front of buildings should be visible from the street.
   2. Pedestrian areas must include landscape planters and at least two of the following amenities for every 100 square feet of pedestrian area: lawn areas with trees and seating; awnings or other weather protection; kiosks; outdoor eating areas with seating; water features with seating; and drinking fountains.
4. In the RCHDR District, pedestrian amenities are required in the front setback area, except landscaping for privacy may also be provided as an option in the setback area for residential buildings.
5. Internal streets and driveways are prohibited between buildings and the street to which building entrances are oriented.

1005.09 Fuller Road Station Community Dimensional and Design Standards

Subsection 1005.09 applies in the Fuller Road Station Community, as shown on Comprehensive Plan Map X-CRC-1, Clackamas Regional Center Area Design Plan Regional Center, Corridors and Station Community. Where these standards conflict with other provisions in Section 1000, Subsection 1005.09 shall take precedence. If the text of Subsection 1005.09 is unclear as applied to a specific development, Figures 1005-1 through 1005-11, as applicable, may be used to resolve the ambiguity.

1. Subsections 1005.09(B) through (M) do not apply in Sectors 1 and 2, as shown on Map 1005-1, until:
   1. One or more additional stories are to be added to one or more existing buildings that are more than 150 feet from 82nd Avenue in either Sector 1 or Sector 2. For the purpose of this provision, a mezzanine shall not be considered an additional story; or
   2. More than 40,000 square feet of new building area is to be developed in either Sector 1 or Sector 2.
      1. The tally of new square footage will be cumulative starting with new development after March 7, 2011. 
      2. If an existing building is expanded, the square footage of the new building outside the existing building footprint will be counted toward the total of 40,000 square feet.
      3. If a mezzanine is added inside an existing building, the square footage of the mezzanine will be counted toward the total of 40,000 square feet.
      4. If one or more stories are added to a building 150 feet or less from 82nd Avenue, as allowed by Subsection 1005.09(A)(1), the additional square footage will be counted toward the total of 40,000 square feet.
      5. If a building is damaged or destroyed, regardless of the cause, and the building is restored or replaced, the square footage of the restored or new building that is constructed inside the previous building footprint will not be counted toward the total of 40,000 square feet, provided that restoration or replacement lawfully commences within three years of the occurrence of the damage or destruction. "Lawfully commenced" shall have the meaning given in Subsection 1206.03(B). However, if the new building has more stories than the previous building, Subsections 1005.09(B) through (M) will become applicable, if required pursuant to Subsection 1005.09(A)(1).
   3. Subsections 1005.09(A)(1) and (2) apply separately to Sectors 1 and 2, meaning that compliance with Subsections 1005.09(B) through (M) will not be required in Sector 1 or 2 until that particular sector exceeds the development threshold established by Subsection 1005.09(A)(1) or (2).
   4. Prior to the point at which Subsections 1005.09(B) through (M) become applicable, new development in Sectors 1 and 2 shall not be sited such that it:
      1. Precludes establishment of the "conceptual street grid" identified on Map 1005-2, or eliminates or reduces existing elements of that grid. All streets shown on the grid are planned to be Type D.; or
      2. Precludes establishment of a connection, with a Type D street cross section, between a signalized intersection at 82nd Avenue and a point on Fuller Road within the "access area" shown on Map 1005-2.
2. Minimum Building Height:  20 feet, measured to top of parapet or roof.
3. Minimum Side and Rear Setbacks:  Five feet, except a zero setback is allowed for attached structures. (See Figure 1005-1.)
4. Maximum Driveway Width:  The maximum width of a curb cut for a driveway is 24 feet (not including sidewalks or landscaping) unless otherwise required by the Clackamas County Roadway Standards or applicable fire district. (See Figure 1005-1.)
5. Regulating Plan:  Map 1005-1 is the regulating plan for the Fuller Road Station Community. It identifies each existing or planned street in the Fuller Road Station Community as one of four street types:  Type A, B, C, or D. As established by Subsections 1005.10(G) and (L), the building frontage and landscape screening regulations for the Fuller Road Station Community are applied by street type and are thereby "keyed" to the regulating plan.
6. Streets:  Street improvements are required as follows:
   1. Except as set forth in Subsection 1005.09(F)(3), the locations of required new streets are shown on Map 1005-1, or will be determined pursuant to Subsection 1005.09(F)(2). New streets shown on Map 1005-1 are intended to create blocks with a perimeter no greater than 2,200 feet. Exact location of these new streets may vary up to 50 feet, provided the maximum block perimeter standard is met and provided that the new streets create the connections/intersections shown on Map 1005-1.
   2. In addition to the mapped streets (existing and new) illustrated on Map 1005-1, a through-block connection is required for any block face longer than 450 feet. (See Figure 1005-2.) 
      1. "Block face" means the curb to curb distance between any two streets, including Type E pedestrian/bicycle connections.
      2. These additional connections shall:
         1. Have a Type D street cross section or a Type E pedestrian/bicycle connection cross section;
         2. Be located no closer than 100 feet to an adjacent street intersection, whether existing or planned; and
         3. Align with other existing or planned streets or Type E pedestrian/bicycle connections where possible.
   3. Subsections 1005.09(F)(1) and (2) do not apply in Sectors 1 and 2 shown on Map 1005-1. Instead, compliance with either Subsection 1005.09(F)(3)(a) or Subsections 1005.09(F)(3)(b) and(c) is required.
      1. Development shall not occur until a connection with a Type D street cross section is constructed between a signalized intersection at 82nd Avenue and a point on Fuller Road within the "access area" shown on Map 1005-2. In addition:
         1. New development shall not be sited such that establishment of the "conceptual street grid" identified on Map 1005-2 is precluded, or existing elements of that grid are eliminated or reduced. All streets shown on the grid are planned to be Type D.
         2. New development is required to complete frontage improvements for all streets upon which it has street frontage, as necessary to achieve consistency with Subsection 1005.09(F)(4).
      2. In lieu of compliance with Subsection 1005.09(F)(3)(a), development shall not occur until an alternative connectivity plan is approved for Sectors 1 and 2 shown on Map 1005-1. This connectivity plan shall:
         1. Connect the on-site transportation system to the existing and planned facilities shown on Map 1005-1;
         2. Provide pedestrian, bicycle, and motor vehicle circulation that meets the needs of future residents and visitors;
         3. Emphasize pedestrian mobility and accessibility, demonstrating an effective and convenient system of pedestrian walkways leading through the subject site;
         4. Provide for bicycle connections and efficient motor vehicle movements through the site;
         5. Except where precluded by existing development, existing interests in real property, natural features, or topography, provide for block faces that do not exceed 450 feet between any two streets;
         6. Include a minimum of three street connections to 82nd Avenue and a minimum of two street connections to Fuller Road. These connections must be Type D streets, and one must connect to Fuller Road within the "access area" shown on Map 1005-2;
         7. Include a phasing plan for completion of the connectivity plan based on the submitted development application or conceptual future development, as appropriate. This phasing plan shall ensure that at no point is the overall connectivity in Sectors 1 and 2 reduced and that at least one connection from 82nd Avenue to Fuller Road is constructed to a Type D street cross section in conjunction with the first phase of new development; and
         8. Comply with the Clackamas County Roadway Standards and the requirements of the Oregon Department of Transportation, as applicable.
      3. Once an alternative connectivity plan is approved:
         1. New development shall not be sited such that establishment of the connections identified on the connectivity plan are precluded, or existing elements of that plan are eliminated or reduced.
         2. New development shall not occur until at least one connection from 82nd Avenue to Fuller Road is constructed to a Type D street cross section. The other connections required by the connectivity plan shall be constructed in a manner consistent with the approved phasing plan. However, at a minimum, if an existing connection is removed as allowed by the connectivity plan, a new connection that provides at least the same degree of connectivity shall be constructed.
         3. New development is required to complete frontage improvements for all streets upon which it has street frontage, as necessary to achieve consistency with Subsection 1005.09(F)(4). Frontage shall be determined based on the approved connectivity plan.
   4. Streets and Type E pedestrian/bicycle connections shall be designed in conformance with the design standards shown in Comprehensive Plan Figures X-CRC-8 through X-CRC-11, unless an alternative design is required pursuant to the Clackamas County Roadway Standards or to accommodate fire access, necessary truck circulation, or other engineering factors. An alternative design shall not change the designated street type for purposes of applying the building frontage and landscape screening regulations. Cross section designs for SE Johnson Creek Boulevard and SE 82nd Avenue shall be determined by Clackamas County and the Oregon Department of Transportation.
7. Building Frontage Types:  Four building frontage types are established, each of which is allowed on one or more of the four street types allowed in the Fuller Road Station Community. Subsection 1005.09(G) applies to existing or future Type A, B, C, and D streets, regardless of whether they are shown on Map 1005-1. Table 1005-1 establishes which building frontage types are permitted on each street type. Figure 1005-3 summarizes the four building frontage types. 

Table 1005-1:  Permitted Building Frontage Type by Street Type

1. Buildings, except parking structures, located wholly or partially within 40 feet of a Type A, B, C, or D street are required to comply with the standards for a building frontage type permitted on the applicable street type. 
2. The entire length of street frontage designated on Map 1005-1 as "building frontage required," or "required retail opportunity area," excluding walkway cuts with a maximum width of eight feet and driveway cuts, shall be developed with one or more buildings that comply with the standards of a building frontage type permitted on the abutting street type. 
   1. Except along Otty Road, where the building frontage requirement extends the entire length of the street, the "building frontage required" designation extends a distance of 60 feet from the street intersection, and the "required retail opportunity area" designation extends a distance of 100 feet from the street intersection. The beginning point for measurement is the outside edge of the right-of-way, or in the case of a private street, the outside edge of the improved street surface, including any landscape strip or sidewalk.
3. A minimum of 50 percent of the length of street frontage not designated as "building frontage required" or "required retail opportunity area" shall be developed with one or more buildings that comply with the standards of a building frontage type permitted on the abutting street type. The 50-percent building frontage requirement is calculated for each lot individually, rather than in the aggregate for an entire street.
   1. If part of the street frontage is designated as "building frontage required" or "required retail opportunity area," buildings developed pursuant to Subsection 1005.09(G)(2) may be counted toward meeting the 50-percent requirement for the entire street frontage. 
4. If a lot has street frontage on more than one street:
   1. Compliance with Subsection 1005.09(G)(2) is required for all street frontage designated as "building frontage required" or "required retail opportunity area."
   2. Compliance with Subsection 1005.09(G)(3) is required for only one street frontage, unless one of the frontages is on Otty Road, in which case compliance with Subsection 1005.09(G)(3) is not required.
5. Lots developed solely with parks and open space uses are exempt from Subsection 1005.09(G)(2) and (3).
6. Landscape Building Frontage Type:  Landscape Building Frontage, which is permitted on Type A Streets, shall comply with the following standards (see Figure 1005-4):
   1. Front Setback: The street-facing facade of the building shall be set back a minimum of 10 feet and a maximum of 15 feet. 
      1. If it is not possible for a development to comply with the maximum setback standard and the intersection sight distance and roadside clear zone standards of the County Roadway Standards, the setback may be increased to the minimum extent necessary. 
      2. The front setback area shall be landscaped with plants, or paved with masonry pavers or stamped concrete. 
      3. No parking, storage, or display of motorized vehicles or equipment is allowed in the front setback area.
      4. Building service and utility equipment and outdoor storage of garbage or recycling is not permitted along the street-facing building facade or in the front setback area, except:
         1. Garbage and recycling receptacles for public use are permitted, provided that they do not exceed 35 gallons in size and are clad in stone or dark-colored metal.
      5. Fences:  Fences and walls are permitted in the front setback area, subject to the following standards:
         1. The fence or wall shall be a maximum of three feet high.
         2. A fence shall be wrought iron, steel, or a similar metal and shall be dark in color. Chain-link fences are prohibited.
         3. A wall shall be wood, masonry, concrete, or a combination thereof.
         4. A fence shall be a minimum of 20 percent transparent. The transparent portions of the fence shall be distributed along the length of the fence in a recognizable pattern (e.g., two-inch gaps alternating with eight-inch solid sections).
   2. Minimum Ground Floor Height: The ground floor of the building shall measure a minimum of 15 feet from floor to ceiling.
   3. Minimum Building Depth:  Buildings shall be a minimum of 40 feet deep.
   4. Building Entrances:  Building entrances shall either be covered by an awning or canopy, or be covered by being recessed behind the front building facade. If an awning or canopy is provided, it shall have a minimum vertical clearance of eight feet and a maximum vertical clearance of 13 ½ feet. If only a recessed entry is provided, it shall be recessed behind the front facade a minimum of three feet.
   5. Primary Building Entrances: Each building shall have at least one building entrance that faces the street and is directly connected to a public sidewalk by a walkway that is a minimum of five feet wide. 
      1. If the entrance serves a business (other than a home occupation), the entrance must be open to the public during regular business hours.
      2. If a fence or wall is within the front setback area as provided in Subsection 1005.09(H)(1)(e), a pedestrian opening a minimum of five feet wide shall be provided for the walkway.
   6. Windows: Transparent ground-floor windows shall be provided along a minimum of 60 percent of the ground-floor, street-facing facade area.
   7. Building Materials:  Exterior building materials and finishes shall be masonry, architecturally treated tilt-up concrete, glass, wood, stucco, metal, or a combination of these materials. The surfaces of metal exterior building materials that are subject to rust or corrosion shall be coated to inhibit such rust and corrosion, and the surfaces of metal exterior building materials with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion..
7. Linear Building Frontage Type:  Linear Building Frontage, which is permitted on all street types, shall comply with the following standards (see Figure 1005-5):
   1. Front Setback:  The street-facing facade of the building shall be set back a maximum of five feet. There is no minimum front setback.
      1. If it is not possible for a development to comply with the maximum setback standard and the intersection sight distance and roadside clear zone standards of the County Roadway Standards, the setback may be increased to the minimum extent necessary.
      2. The front setback area, if any, shall be landscaped with plants, or paved with masonry pavers or stamped concrete. 
      3. No parking, storage, or display of motorized vehicles or equipment is allowed in the front setback area.
      4. Building service and utility equipment and outdoor storage of garbage or recycling is not permitted along the street-facing building facade or in the front setback area, except:
         1. Garbage and recycling receptacles for public use are permitted, provided that they do not exceed 35 gallons in size and are clad in stone or dark-colored metal.
      5. Fences:  Fences and walls are permitted in the front setback area, subject to the following standards:
         1. The fence or wall shall be a maximum of three feet high.
         2. A fence shall be wrought iron, steel, or a similar metal and shall be dark in color. Chain-link fences are prohibited.
         3. A wall shall be wood, masonry, concrete, or a combination thereof.
         4. A fence shall be a minimum of 20 percent transparent. The transparent portions of the fence shall be distributed along the length of the fence in a recognizable pattern (e.g., two-inch gaps alternating with eight-inch solid sections).
   2. Minimum Ground Floor Height:  The ground floor of the building shall measure a minimum of 15 feet from floor to ceiling, except when the building is designed to accommodate residential uses, in which case the minimum floor-to-floor height shall be 12 feet.
   3. Ground Floor Construction Type:  In areas designated "required retail opportunity area" on Map 1005-1, the ground floor construction type shall meet at least the minimum requirements for a commercial use, as set forth in the current edition of the Oregon Structural Specialty Code.
   4. Minimum Building Depth:  In areas designated "required retail opportunity area" on Map 1005-1, buildings shall be a minimum of 40 feet deep.
   5. Weather Protection:  Awnings or canopies shall be provided for a minimum of 50 percent of the linear distance of the street-facing building facade and shall comply with the following:
      1. Awnings and canopies shall project a minimum of five feet and a maximum of eight feet over the sidewalk.
      2. Awnings and canopies shall have a minimum vertical clearance of eight feet and a maximum vertical clearance of 13 ½ feet.
   6. Building Entrances:  Building entrances shall either be covered by an awning or canopy, or be covered by being recessed behind the front building facade. If an awning or canopy is provided, it shall have a minimum vertical clearance of 8 feet and a maximum vertical clearance of 13 ½ feet. If only a recessed entry is provided, it shall be recessed behind the front facade a minimum of three feet.
   7. Primary Building Entrances:  Primary building entrances shall face the street and be a minimum of 40 percent transparent. The minimum amount of transparency is measured as a percentage of the total area of the entrance.
      1. Primary building entrances shall open onto an abutting public sidewalk, or be directly connected to a public sidewalk by a walkway that is a minimum of five feet wide. 
      2. If the entrance serves a business (other than a home occupation), the entrance must be open to the public during regular business hours.
      3. If a fence or wall is within the front setback as provided in Subsection 1005.09(I)(1)(e), a pedestrian opening a minimum of five feet wide shall be provided for the walkway.
   8. Windows:  Transparent ground-floor windows shall be provided along a minimum of 60 percent of the ground-floor, street-facing facade area.
   9. Building Materials:  Exterior building materials and finishes shall be masonry, architecturally treated tilt-up concrete, glass, wood, stucco, metal, or a combination of these materials. The surfaces of metal exterior building materials that are subject to rust or corrosion shall be coated to inhibit such rust and corrosion, and the surfaces of metal exterior building materials with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion.
8. Forecourt Building Frontage Type:  Forecourt Building Frontage, which is permitted on all street types, shall comply with the following standards (see Figure 1005-6):
   1. Front Setback: The street-facing facade of the building shall be set back a maximum of five feet. There is no minimum front setback. Except for the portion of the facade located behind a recessed courtyard, as required by Subsection 1005.09(J)(2), the street-facing facade of the building shall be built to the chosen setback line.
      1. If it is not possible for a development to comply with the maximum setback standard and the intersection sight distance and roadside clear zone standards of the County Roadway Standards, the setback may be increased to the minimum extent necessary.
      2. No parking, storage, or display of motorized vehicles or equipment is allowed in the front setback area or in the required courtyard. Bicycle parking may be permitted in the courtyard, subject to compliance with Section 1015, Parking and Loading.
      3. Building service and utility equipment and outdoor storage of garbage or recycling is not permitted along the street-facing building facade, in the front setback area, or in the required courtyard, except:
      4. Garbage and recycling receptacles for public use are permitted, provided that they do not exceed 35 gallons in size and are clad in stone or dark-colored metal.
   2. Courtyard:  A recessed courtyard is required and shall comply with the following standards:
      1. The courtyard shall be set back from the street-facing building facade a minimum of 10 feet and a maximum of 30 feet. 
      2. The courtyard shall not be covered. 
      3. The courtyard shall be landscaped with plants, or paved with masonry pavers or stamped concrete. 
      4. The courtyard shall span a minimum of 20 feet along the street-facing building facade and a maximum of 50 percent of the street-facing building facade. As a result, the building must have a street-facing building facade of at least 40 feet wide.
   3. Incorporation of Linear Building Frontage Type:  The street facing-building facade not located behind a recessed courtyard shall comply with the standards for the Linear Building Frontage Type in Subsection 1005.09(I). 
   4. Minimum Ground Floor Height:  The ground floor of the building shall measure a minimum of 15 feet from floor to ceiling, except when the building is designed to accommodate residential uses, in which case the minimum floor-to-floor height shall be 12 feet.
   5. Ground Floor Construction Type:  In areas designated "required retail opportunity area" on Map 1005-1, the ground floor construction type shall meet at least the minimum requirements for a commercial use, as set forth in the current edition of the Oregon Structural Specialty Code.
   6. Primary Building Entrances:  Primary building entrances shall face the street or the courtyard and be a minimum of 40 percent transparent. The minimum amount of transparency is measured as a percentage of the total area of the entrance. 
      1. Primary building entrances facing the street shall open onto an abutting public sidewalk, or be directly connected to a public sidewalk by a walkway that is a minimum of five feet wide. 
      2. If the entrance serves a business (other than a home occupation), the entrance must be open to the public during regular business hours.
   7. Windows:  Transparent ground-floor windows shall be provided along a minimum of 50 percent of the ground-floor, courtyard-facing facade area. See the Linear Building Frontage Type for window requirements for the street-facing facade.
   8. Building Materials:  Exterior building materials and finishes shall be high-image, such as masonry, architecturally treated tilt-up concrete, glass, wood, stucco, metal, or a combination of these materials. The surfaces of metal exterior building materials that are subject to rust or corrosion shall be coated to inhibit such rust and corrosion, and the surfaces of metal exterior building materials with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion.
   9. Fences:  Fences and walls are permitted in the courtyard setback area, subject to the following standards:
      1. The fence or wall shall be a maximum of three feet high.
      2. A fence shall be wrought iron, steel, or a similar metal and shall be dark in color. Chain-link fences are prohibited.
      3. A wall shall be wood, masonry, concrete, or a combination thereof.
      4. A fence shall be a minimum of 20 percent transparent. The transparent portions of the fence shall be distributed along the length of the fence in a recognizable pattern (e.g., two-inch gaps alternating with eight-inch solid sections).
      5. A minimum of one pedestrian opening per courtyard street frontage shall be provided in the fence or wall. Required pedestrian openings shall be a minimum of five feet wide.
9. Porch/Stoop/Terrace Building Frontage Type:  Porch/Stoop/Terrace Building Frontage, which is permitted on Type B, C, and D Streets, shall comply with the following standards (see Figure 1005-7):
   1. Front Setback: The street-facing facade of the building shall be set back a minimum of five feet and a maximum of 15 feet. Entry thresholds, including roofs over the thresholds and steps to the thresholds, may extend to the front property line.
      1. If it is not possible for a development to comply with the maximum setback standard and the intersection sight distance and roadside clear zone standards of the County Roadway Standards, the setback may be increased to the minimum extent necessary.
      2. The front setback area shall be landscaped with plants. Hardscaping is permitted only to provide access to the threshold and shall consist of masonry pavers or concrete. 
      3. No parking, storage, or display of motorized vehicles or equipment is allowed in the front setback area.
      4. Building service and utility equipment and outdoor storage of garbage or recycling is not permitted along the street-facing building facade or in the front setback area, except:
         1. Garbage and recycling receptacles for public use are permitted, provided that they do not exceed 35 gallons in size and are clad in stone or dark-colored metal.
      5. Fences:  Fences and walls are permitted in the front setback area, subject to the following standards:
         1. The fence or wall shall be a maximum of three feet high.
         2. A fence shall be wrought iron, steel, or a similar metal and shall be dark in color. Chain-link fences are prohibited.
         3. A wall shall be wood, masonry, concrete, or a combination thereof.
         4. A fence shall be a minimum of 50 percent transparent. The transparent portions of the fence shall be distributed along the length of the fence in a recognizable pattern (e.g., two-inch gaps alternating with two-inch solid sections).
   2. Entry Threshold:  An entry threshold, such as a porch, stoop, terrace, patio, or light court, is required and shall comply with the following standards:
      1. The entry threshold shall have a minimum depth of five feet from the street-facing building facade to the front of the threshold. 
      2. The entry threshold height shall be no more than six feet above finished grade. An additional threshold may be provided to access a lower level and shall be no more than five feet below finished grade.
      3. The entry threshold may be covered by a roof no larger than the threshold.
   3. Primary Building Entrances:  Primary building entrances shall face the street and be a minimum of 10 percent transparent. The minimum amount of transparency is measured as a percentage of the total area of the entrance. Each ground-floor dwelling unit, if any, shall have an individual entrance that complies with this requirement. 
   4. Windows:  Transparent windows shall be provided along a minimum of 20 percent of the street-facing facade area. Windows shall be vertically oriented, but vertical windows may be grouped together to create square or horizontally-oriented rectangular windows.
   5. Building Materials:  Exterior building materials and finishes shall be high-image, such as masonry, architecturally treated tilt-up concrete, glass, wood, stucco, metal, or a combination of these materials. The surfaces of metal exterior building materials that are subject to rust or corrosion shall be coated to inhibit such rust and corrosion, and the surfaces of metal exterior building materials with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion.
10. Landscape Screening Types:  Street frontage not developed with a building compliant with one of the four building types established by Subsections 1005.09(H) through (K), a walkway cut with a maximum width of eight feet, or a driveway cut, shall be developed with one of three landscape screening types, each of which is allowed on one or more of the four street types allowed in the Fuller Road Station Community. Table 1005-2 establishes which landscape screening types are permitted on each street type. Figure 1005-8 summarizes the three landscape screening types. If the subject property abuts an existing or future Type A, B, C, or D Street -- regardless of whether it is shown on Map 1005-1—compliance is required with the standards for a landscape screening type permitted on the applicable street type.

Table 1005-2:  Permitted Landscape Screening Type by Street Type

1. Low Wall and Trellis Landscape Screening Type:  Low Wall and Trellis Screening, which is permitted on all street types, shall comply with the following standards (see Figure 1005-9):
   1. The low wall and the support structure for the trellis shall be set back a maximum of five feet from the front lot line. The trellis itself may extend to the front lot line, or may overhang an abutting sidewalk or walkway if permitted by the County Engineering Division.
   2. Any area between the back edge of the sidewalk or walkway and the low wall shall be planted with ground cover or shrubs, or paved with masonry pavers or stamped concrete. Shrubs at maturity shall not exceed the height of the low wall.
   3. The underside of the trellis portion of a Low Wall and Trellis shall be a minimum of eight feet above grade and a maximum of 13½ feet above grade.
   4. The trellis shall be heavy timber or steel (or a similar metal) and shall consist of an open structure with no decking or awning material. The trellis shall have masonry, heavy timber, or steel (or similar metal) supporting columns spaced no more than 30 feet on center.
   5. The low wall portion of a Low Wall and Trellis shall be a minimum of 18 inches high and a maximum of three feet high (30 inches if it is between a parking lot and a street) and have a minimum depth of 16 inches. The low wall shall be wood, masonry, concrete, or a combination thereof.
   6. Surface parking and loading areas shall be set back a minimum of five feet from the Low Wall and Trellis. Low shrubs, groundcover, and climbing plants shall be provided in this setback area, in lieu of trees ordinarily required pursuant to Section 1009 for perimeter surface parking and loading area landscaping. Climbing plants shall be planted at each support column.
   7. Openings in the Low Wall and Trellis Screening are permitted for plazas that comply with Subsection 1005.09(M).
2. Urban Fence or Wall Screening Type:  Urban Fence or Wall Screening, which is permitted on all street types, shall comply with the following standards (see Figure 1005-10):
   1. The fence or wall shall be set back a maximum of five feet from the front lot line. 
   2. Any area between the back edge of the sidewalk or walkway and the fence or wall shall be paved with masonry pavers or stamped concrete.
   3. The fence or wall shall be a minimum of two feet high and a maximum of three feet high (30 inches if it is between a parking lot and a street). 
   4. A fence shall be wrought iron, steel, or a similar material and shall be dark in color. Chain-link fences are prohibited. A fence shall be a minimum of 50 percent transparent. The transparent portions of the fence shall be distributed along the length of the fence in a recognizable pattern (e.g., two-inch gaps alternating with two-inch solid sections).
   5. A wall shall be wood, masonry, concrete, or a combination thereof.
   6. Surface parking and loading areas shall be set back a minimum of five feet from the Urban Fence or Wall. This area shall be landscaped as follows:  
      1. One large tree is required a minimum of every 30 linear feet, except where a waiver is necessary to comply with the intersection sight distance and roadside clear zone standards of the County Roadway Standards.
      2. A minimum of six shrubs is required every 30 linear feet along the fence or wall. The minimum shrub height at maturity shall be the same as the height of the fence or wall, and the maximum shall be six feet.
      3. Ground cover plants must fully cover any remaining area at maturity.
   7. Openings in the Urban Fence or Wall Screening are permitted for plazas that comply with Subsection 1005.09(M).
3. Landscaped Setback Screening Type:  Landscaped Setback Screening, which is permitted on Type A, B, and C Streets, shall include a landscape strip a minimum of 10 feet wide adjacent to the property line. This area shall be landscaped as follows (see Figure 1005-11):
   1. A continuous row of shrubs shall be planted at the inside edge of the landscape strip. The shrubs shall be a minimum of three feet high (maximum 30 inches between a parking lot and a street), and shall be mostly opaque year round.
   2. One large tree is required a minimum of every 30 linear feet except where a waiver is necessary to comply with the intersection sight distance and roadside clear zone standards of the County Roadway Standards. The required shrub row may be interrupted with a gap of up to two feet wide, in order to accommodate each tree.
   3. Ground cover plants must fully cover any remaining area at maturity.
   4. A three-foot-high masonry wall (30 inches between a parking lot and a street) may be substituted for the shrub row, but the trees and groundcover plants are still required.
   5. Openings in the Landscaped Setback Screening are permitted for plazas that comply with Subsection 1005.09(M).
4. Plazas:  Openings in required landscape screening are permitted for plazas, subject to the following standards:
   1. The plaza shall be permanent space open to the public.
   2. The plaza shall be integrated in the development and be accessible from and visible from the street(s) upon which it fronts.
   3. The plaza shall be surfaced with masonry pavers or stamped concrete.
   4. Ten percent of the total plaza area shall be landscaped. Landscape planters may count toward this requirement.
   5. If the plaza abuts a surface parking or loading area, it shall be separated from that area by a landscape strip that complies with Subsection 1009.04(B).

1005.10 PMU District Standards

Subsection 1005.10 applies in the PMU District. Where these standards conflict with other provisions of Section 1000, Subsection 1005.10 shall take precedence.

1. Access and Circulation:  Onsite circulation  shall meet the minimum requirements shown on Comprehensive Plan Map X-CRC-3, Clackamas Regional Center Area Design Plan, Urban Design Elements, and in addition:
   1. An internal circulation system shall include a network of public, private, and internal streets subject to Subsection 1005.07(G) through (I). Private streets shall function like local streets, with curbs, sidewalks, or raised walking surfaces on both sides, street trees, pedestrian scale lighting, and connections to state, county, or public streets. This internal street network shall create developable sites defined by streets.
      
      In addition, the internal circulation system may include a range of secondary facilities, including service roads, driveways, drive aisles, and other similar facilities. The overall intent is to provide a pattern of access and circulation that provides a clear and logical network of primary streets that have pedestrian orientation and amenities. A secondary network of pedestrian ways and vehicular circulation will supplement this system.
   2. Internal driveways shall not be located between buildings and the streets to which building entrances are oriented.
2. Building Siting and Design:
   1. 1.   New buildings shall have at least one public entrance oriented to a state, county, public, or private street.
   2. 2.   Buildings shall have first floor windows with views of internal activity or display cases, and the major entrance on the building facade facing the street the building is oriented to. Entrances and windows on the street-side facade shall not be blocked, or entrances locked during operation hours. Additional major entrances may also be allowed facing minor streets and parking areas.
   3. 3.   Buildings on street corners shall have corner entrances or other architectural features to enhance the pedestrian environment at the intersection.
   4. 4.   First floor windows or display cases are required on building facades facing and adjacent to public and private streets, plazas, walkways, and pedestrian areas. Windows and doorways shall not be blocked or entrances locked during operation hours.
   5. 5.   Parking structures located within 20 feet of pedestrian facilities including public or private streets, pedestrian ways, greenways, a transit station or shelter, or plaza, shall provide a quality pedestrian environment on the facade facing the pedestrian facility. Techniques to use include, but are not limited to:
      1. Provide retail, office or similar uses on the ground floor of the parking structure with windows and activity facing the pedestrian facility; or,
      2. Provide architectural features that enhance the first floor of the parking structure adjacent to the pedestrian facility, such as building articulation, awnings, canopies, building ornamentation, and art; or,
      3. Provide pedestrian amenities in the transition area between the parking structure and the pedestrian facility, including landscaping, trellises, trees, seating areas, kiosks, water features with a sitting area, plazas, outdoor eating areas, and drinking fountains.
      4. The above listed techniques and features, and others of similar nature, must be used so that blank walls are not created.
   6. Buffering:  When existing residential uses are located adjacent to a PMU site, such uses shall be buffered from the PMU site with landscaped buffers or by the location of streets, parks, plazas, greenways, or low density residential uses in the PMU District.

1005.11 Sunnyside Village Standards

Subsection 1005.11 applies in Sunnyside Village, as identified on Comprehensive Plan Map X-SV-1, Sunnyside Village Plan Land Use Plan Map. Where these standards conflict with other provisions in Section 1000, Subsection 1005.11 shall take precedence.

1. A.  Primary Dwellings in the VTH District:  In the VTH District, the following standards apply to primary dwellings:
    
   1. Primary entries shall be accessed directly from a street right-of-way and shall be visible from the street.
   2. Porches are required for each unit and shall be located immediately adjacent to the primary entry. Porches shall cover a minimum of 50 percent of the primary facade (not including the garage) with a minimum net depth of six feet.
   3. Front facades shall be designed with balconies and/or bays. Facades facing a street right-of-way or designated accessway shall not consist of a blank wall.
   4. Window trim shall not be flush with exterior wall treatment. Windows shall be provided with an architectural surround at the jamb, head, and sill.
   5. Hipped, gambrel, or gabled roofs are required. Flat roofs are prohibited.
   6. Townhouses shall orient to and line streets with a series of attached "rowhouse" units.
      B.  Garages and Driveways in the VTH District:  In the VTH District, the following standards apply:
2. A detached garage may be placed at the rear of a lot.
   1. A front-access garage attached to the dwelling structure shall be recessed a minimum of two feet behind the front facade (not including porches, bays, and architectural features) and a minimum of 20 feet from the street right-of-way. 
   2. A minimum two-foot-deep trellis or bay window shall be placed above the garage opening. The trellis shall extend the full width of the garage, and the bay window shall be a minimum of eight feet in width.  
   3. If located in the front, the garage opening and the driveway shall not exceed a width of 10 feet.
   4. If a lot abuts an alley, then garage access from the street is prohibited.  
3. Site Design in the VA District:  Except on Sunnyside Road, multifamily dwellings shall orient to and line the streets.
4. Entries in the VA District:  In the VA District, entries are subject to the following standards:
   1. Primary entries shall be accessed directly from a street right-of-way and shall be visible from the street.  
   2. Secondary entries may face parking lots or loading areas.
   3. Ground floor units should have entries directly from the street; upper story units may share one or more entries.
5. Facades in the VA District:  In the VA District, facades are subject to the following standards:
   1. Building facades shall be designed, at a minimum, with windows, entries, balconies, and bays. Towers, or other special vertical elements, may be used in a limited fashion to focus views to the area from surrounding streets. Facades facing a street right-of-way or pedestrian path shall not consist of a blank wall.
       
   2. Windows shall be frequent and coordinate with bays and balconies. Vertical proportions and divided lights are preferred. Window trim shall not be flush with exterior wall treatment. Windows shall be provided with an architectural surround at the jamb, head, and sill. All windows facing the front street shall be double-hung or casement windows.
       
6. Roofs in the VA District:  In the VA District, hipped, gambrel, or gabled roofs are required. Flat roofs are prohibited except for mechanical equipment areas.
7. Building Materials in the VA District:  In the VA District, exterior finishes shall be primarily wood and/or masonry. Human-scaled building elements and finishes are encouraged.
8. Site Design in the VCS District:  In the VCS District, the following standards shall apply:
   1. The buildings occupying areas adjacent to the village green shall face the village green and traffic circle to better integrate with the surrounding neighborhood. Parking shall be to the rear of the buildings. 
   2. Circulation facilities, architectural features, signing, and landscaping shall be designed for pedestrian safety and convenience.  
9. Site Design in the VO District:  In the VO District, the following standards shall apply:
   1. Driveway access from 142nd Avenue and Sunnyside Road shall be prohibited.  Access shall be off of 145th Avenue and Princeton Village Way. 
   2. A group of small low-rise buildings shall be required, oriented toward the primary surrounding streets and the adjacent multifamily dwellings and townhouses, to better integrate with the neighborhood. 
   3. Circulation facilities, architectural features, signing, and landscaping shall be designed for pedestrian safety and convenience.
10. Facades in the VCS District:  In the VCS District, facades are subject to the following standards:
    1. Building facades shall be designed with windows, entries, and/or bays. Sides or rears of buildings shall not consist of an undifferentiated wall when facing a public street.
    2. Towers, or other special vertical elements, may be used in a limited fashion to focus views to the area from surrounding streets.
    3. Consistent design elements shall be used throughout the VCS area to ensure that the entire complex is visually and functionally unified.
    4. Windows shall be placed with no more than six feet of blank non-window wall space in every 25 feet of frontage and shall be coordinated with bays and balconies. Square or vertical proportions are preferred. Window trim shall not be flush with exterior wall treatment. Windows shall be provided with an architectural surround at the jamb, head, and sill. All windows shall be placed so that their sills are at least two feet above floor level. Glass walls and reflective glass are prohibited.
    5. Awnings shall have clearance of a minimum eight feet above sidewalks and walkways for pedestrian access.
11. Facades in the VO District:  In the VO District, facades are subject to the following standards:
    1. Building facades shall be designed with windows, entries, or bays. Sides or rears of buildings shall not consist of an undifferentiated wall when facing a public street, an accessway, or a residential area.
    2. Towers, or other special vertical elements, may be used in a limited fashion to focus views to the area from surrounding streets.
    3. Consistent design elements shall be used throughout the office area to ensure that the entire complex is visually and functionally unified.
    4. There shall be no more than six feet of blank non-window wall space in every 25 feet of frontage. Windows shall be coordinated with bays and balconies. Square or vertical proportions are preferred. Windows shall not be flush with exterior wall treatment. Windows shall be provided with an architectural surround at the jamb, head, and sill. All windows shall be placed so that their sills are at least two feet above floor level. Glass walls and reflective glass are prohibited.
    5. Awnings shall have clearance of a minimum eight feet above sidewalks and walkways for pedestrian access.
    6. Arcades may be used along public street rights-of-way or along walkways within the complex of buildings.
12. Roofs in the VCS and VO Districts: In the VCS and VO Districts, hipped, gambrel or gabled roofs are required. Flat roofs are not permitted except for mechanical equipment areas.
13. Building Materials in the VCS and VO Districts: In the VCS and VO Districts, exterior finishes of buildings shall be primarily of materials such as masonry, wood siding or shingles, stucco, metal, or similar material. The surfaces of metal exterior finishes that are subject to rust or corrosion shall be coated to inhibit such rust and corrosion, and the surfaces of metal exterior finishes with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion. Cinder block and T1-11 are prohibited as exterior wall material.

1005.12 Government Camp Standards

Subsection 1005.12 applies in Government Camp. Where these standards conflict with other provisions in Section 1000, Subsection 1005.12 shall take precedence.

1. A.  MRR District:  In the MRR District, the following standards shall apply to commercial developments. 
   1. Exterior Building Materials:  Primary and accessory structures shall use wood, stone, stone veneer, or stucco in exterior construction. Stucco and textured concrete may be used as secondary materials. Stucco must be acrylic-based and combined with heavy timber, wood, or stone cladding. A rock, rock veneer, or textured concrete base shall be provided around building exteriors visible from roadways. No exposed plywood, particle board, plain concrete, cinder block, or grooved T1-11 is permitted. 
   2. Roofing Materials:  No composition shingles are allowed. Metal roofing materials that are subject to rust or corrosion shall be coated to inhibit such rust and corrosion, and metal roofing materials with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion.
   3. Design:  Building design shall meet the design intent of mountain architecture as described in the Government Camp Design Guidelines Handbook. Examples of mountain architecture include "Cascadian", "Oregon Rustic", and the "National Park Style".
2. RTC District:  In the RTC District, the following standards shall apply to all new development and, where reasonable, to remodels.
   1. Main Entrance Siting:  Properties with street frontage on Government Camp Loop shall locate the main entrance and pedestrian amenities on Government Camp Loop. 
   2. Walkways:  Walkways parallel to Government Camp Loop are not required; however, if a walkway is extended from the existing 10-foot-wide sidewalk fronting Government Camp Loop, it shall be constructed of materials consistent with the existing 10-foot-wide sidewalk. Covered walkways may be provided along the building frontage of development on properties with street frontage on Government Camp Loop from Wy'East Trail to Olive Street and on Little Trail from Olive Street to Church Street. When a covered walkway is constructed, it shall be a permanent structure at a minimum of 8 feet in width and attached to the building, shall not project beyond the lot lines, and shall be consistent with the building design and materials and existing 10-foot-wide sidewalk fronting Government Camp Loop. A covered walkway shall extend along the entire frontage of the building. 
   3. Exterior Building Materials:  Building and accessory structures shall use wood, stone, stone veneer, or stucco in exterior construction. Stucco and textured concrete may be used as secondary materials. Stucco must be acrylic-based and combined with heavy timber, wood, or stone cladding. A rock, rock veneer, or textured concrete base shall be provided around building exteriors with street frontage. No exposed plywood, particle board, plain concrete, cinder block, or grooved T1-11 is permitted.
   4. Roofing Materials:  No non-architectural composition shingles are allowed. Metal roofing materials that are subject to rust or corrosion shall be coated to inhibit such rust and corrosion, and metal roofing materials with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion.
   5. Design:  Building design shall meet the design intent of mountain architecture styles as described in the Government Camp Village Design Guidelines Handbook. Examples of mountain architecture include "Cascadian", "Oregon Rustic", and the "National Park Style".
   6. Loading:  Loading and delivery shall not be located on Government Camp Loop unless there is no other access.

[Amended by Ord. ZDO-224, 5/31/11; Amended by Ord. ZDO-243, 9/9/13; Amended by Ord. ZDO-246, 3/1/14; Amended by Ord. ZDO-249, 10/13/14; Amended by Ord. ZDO-250, 10/13/14; Amended by Ord. ZDO-252, 6/1/15; Amended by Ord. ZDO-266, 5/23/18; Amended by Ord. ZDO-268, 10/2/18; Amended by Ord. ZDO-280, 10/23/21; Amended by Ord. ZDO-282, 7/1/22; Amended by Ord. ZDO-283, 9/5/23]