Planning Commission

CITY OF BEAVERTON PLANNING COMISSION FINAL AGENDA Virtual Meeting Wednesday, June 25, 2025 The Beaverton Planning Commission is meeting virtually at this time and is not present at the City of Beaverton Council Chambers. To attend the virtual meeting or provide verbal testimony, please use the meeting link on the Planning Commission’s Agenda and Minutes webpage at https://beaverton.community.highbond.com/Portal/. If you require technical assistance to join the virtual meeting, please contact planning staff at least 48 hours in advance at mailboxcddplanning@beavertonoregon.gov Page 1. CALL TO ORDER 2. ROLL CALL 3. COMMISSION COMMUNICATION 4. STAFF COMMUNICATION 5. WORK SESSION 5.1 CODE MAINTENANCE 3 - 21 2025_Code_Maintenace_Work_Session_Memo.pdf 6. ADJOURNMENT Planning Commission Schedule: The schedule is tentative and is subject to change at any time. This information can be confirmed with the Planning Division at 503-526-2420 or mailboxcddplanning@beavertonoregon.gov. Accessibility Information: This information can be made available in large print or audio tape upon request. Assistive listening devices, sign language interpreters, or qualified bilingual interpreters can be made available at any public meeting or program with three (3) business days advance notice. To request these services, contact the Planning Staff by dialing 711+(503) 526-2420 or email MailboxCDDPlanning@beavertonoregon.gov Page 1 of 21 Public Testimony Information: The City of Beaverton strongly encourages submitting written public testimony via email to the project planner. Public hearing testimony can be provided in three ways:  In writing via email to the project planner or to MailboxCDDPlanning@beavertonoregon.gov  In writing via postal mail addressed to the project planner to PO Box 4755, Beaverton OR 97076  Joining the Zoom webinar conference via phone or computer. Information on how to join the webinar can be found at https://www.beavertonoregon.gov/291/Agendas-Minutes If you wish to provide testimony but do not have the technology to join the meeting virtually, please contact planning staff for assistance at 503-526-2420 or mailboxcddplanning@beavertonoregon.gov. Project Information: Information regarding agenda items, including staff reports, meeting materials, descriptions and locations, is available on the city’s website at https://apps3.beavertonoregon.gov/DevelopmentProjects/ . Please note that information on long-range projects and city-wide proposals can be accessed via the “Citywide Projects” link at the top of the page. Page 2 of 21  Community Development Department / Planning Division 12725 SW Millikan Way / PO Box 4755 Beaverton, OR 97076 General Information: 503-526-2222 V/TDD www.BeavertonOregon.gov MEMORANDUM TO: Planning Commission FROM: Steve Regner, Senior Planner Anna Slatinsky, Planning Division Manager DATE: June 18, 2025 SUBJECT: 2025 Code Maintenance Text Amendment Work Session ATTACHMENTS: Example Code Maintenance Index and Redlines (Exhibit A) This memo provides advance information about the Code Maintenance Work Session scheduled for the June 25, 2025 Planning Commission Meeting. The work session will cover the following topics: • Purpose of the Code Maintenance Text Amendment • Anticipated project schedule • Types of amendments that will be included • Planning Commission’s role in reviewing the proposal • Planning Commissioner preferences for review of full proposed amendments Purpose of Code Maintenance The purpose of the Code Maintenance Text Amendment is to keep the BDC in good working order so that the land use process effectively and efficiently implements city, regional, and state land use policies and requirements. As planners review land use applications and answer questions about the Development Code from property owners and developers, problems in the code are encountered. Planning Division maintains a running list of code issues that should be addressed. Some of these issues represent significant policy questions that are best addressed as a stand-alone project. However, many of these issues are primarily about implementation and execution of established policy. It is the latter that is the main focus of the Code Maintenance Text Amendment. In the past, this code update effort occurred on an irregular timeline, with sometimes years between updates. However, in 2024, the decision was made to conduct a code update on an annual basis to be more responsive the needs of Development Code users, including city Memo Date: June 18, 2025 page 1 2025 Code Maintenance Text Amendment Work Session Page 3 of 21 staff, Planning Commissioners, applicants and property owners. Additionally, this update will seek to respond to any changes to state law that would effect Beaverton’s land use regulations. The 2024 Code Maintenance project was the first year the annual update was instituted and was the first update since 2019. As such, a significant backlog list was addressed, affecting all Chapters of the Development Code. This year’s Code Maintenance Project will continue to work through the general backlog and running list of code cleanup but will also take a specific focus on transportation related issues that could be improved. Not all future Code Maintenance Projects will have a specific focus, as the work will depend on feedback from various code users. Project Schedule This project is scheduled for Planning Commission review in September, and City Council review in November. Types of Amendments The amendments being developed for this round of Code Maintenance fall into four different categories. A descriptive exhibit (Exhibit A) is attached that includes examples of each: • Implementation of Oregon law and administrative rules that are primarily technical and do not represent a significant departure from current Beaverton policy. This includes amendments related to new legislation adopted in the 2025 session. • Code amendments to fix things that don’t work. This category includes regulations that, despite good intentions, are challenging, impractical, or impossible to implement. Adding uses and definitions that are missing also falls under this category. • Follow-up corrective amendments related to major projects such as the Housing Options Project. BDC amendments that implement significant changes in the way development is regulated often include changes that don’t work as anticipated, as well as errors. • Minor Miscellaneous Changes: removing redundant or obsolete code sections and fixing conflicts within the development code or with other regulatory documents. Planning Commission’s role Development Code Text Amendments, like other Type 4 land use applications, are legislative decisions under Oregon law. The Planning Commission holds a public hearing and makes a recommendation to City Council, which is the final decision-maker. Memo Date: June 18, 2025 page 2 2025 Code Maintenance Text Amendment Work Session Page 4 of 21 Planning Commission has the responsibility to evaluate whether the proposed text amendment meets the approval criteria, and may convey any concerns or suggestions about the proposed text amendment in their recommendation to City Council. As for any land use application, city staff conduct a thorough analysis of the approval criteria and provide findings for those approval criteria in the staff report, along with a staff recommendation. For text amendments related to major policy decisions and formal plans for development of new areas, analysis from subject matter experts will typically be part of the application package. The Code Maintenance Text Amendment does not include significant policy decisions, and it is not establishing a plan for development of new areas. The analysis staff will provide with this proposal will include analysis of applicable goals and policies of the Beaverton Comprehensive Plan, and City Code, as well as State and Regional policies. Planning Commissioner preferences The work session will include an opportunity to discuss Planning Commission preferences for review of the full proposed Code Maintenance Text Amendment, which is expected to be complete in late August and include miscellaneous amendments to every chapter of the BDC representing hundreds of pages of the code. If needed, the public hearing could be continued to a second meeting. Questions include: • How far in advance of the public hearing would it be helpful to receive the materials? • Any requests for organization or explanation of the materials? • Any requests for how staff presents the proposal at the Planning Commission hearing? Memo Date: June 18, 2025 page 3 2025 Code Maintenance Text Amendment Work Session Page 5 of 21  Text in this document is only for the purpose of demonstrating document format. Specific text in this Exhibit A document is not to be considered by decision makers. CODE MAINTENANCE PROJECT BEAVERTON DEVELOPMENT CODE UPDATED: JULY 23, 2024 Code Maintenance Project Index – Chapter 60 Introduction The purpose of this table is to provide an overview of the proposed Beaverton Development Code changes being considered with the Code Maintenance Project, to be considered by the Beaverton Planning Commission on July 31, 2024 and Beaverton City Council on September 3, 2024. This is a list of proposed changes and a summary of the reason for the proposed changes. Additional changes may also occur in response to Planning Commission or City Council feedback at the public hearings. This table corresponds to proposed “redlines” which are also available as exhibits to the staff report. This index is intended to provide a brief description of the Development Code changes being considered. Highlighted portions of the table are to identify additions or changes since the distribution of earlier shared drafts of proposed changes for the Commission to more easily identify updates from earlier versions. Draft redlines can be found here. Other Code Section(s) Summary of Proposed Text Staff Comments Amendment CHAPTER 60 – SPECIAL REQUIREMENTS Section 60.05 The Design Review Standard and This inconsistency can make it Guideline headers do not always challenging to apply and write directly correspond to each other, findings for corresponding although they should. In some cases, guidelines because the standards may be applicable to all applicability is unclear. The uses in all zones, but the proposed changes would fix the corresponding guideline is specific to inconsistencies. Changes have a certain zone or use. been proposed to Design Review Guideline headers. Section 60.05.12 Create a table which outlines which The Design Review Standards Design Review Standards and and Guidelines often refer to Guidelines apply to accessory “buildings” and “structures”, structures, non-habitable buildings or however, definitions of “Building” structures not considered a building. and “Structure” in the Code are very broad. Therefore, the standards and guidelines are applicable to buildings or structures that they were not intended for. For example, a trash enclosure meets the definition of building and therefore would be subject to the minimum articulation and variety standard or guideline. Page 6 of 21  Text in this document is only for the purpose of demonstrating document format. Specific text in this document is not to be considered by decision makers. CODE MAINTENANCE PROJECT BEAVERTON DEVELOPMENT CODE UPDATED: JULY 23, 2024 The proposed amendments include a new applicability table (Table 60.05.12) which is intended to outline the applicability of Design Review Standards and Guidelines based on structure or building type, size, visibility, proximity to a public street and function. Section 60.05.15.1.B-D Clarify these design standards and Proposed language would how they’re applied. For example, provide clarity so that these what does "visible from" mean? If standards could be applied design is relying on off-set walls for more accurately and articulation, which pane (the one in consistently. Proposed draft the forefront or background) is used in changes are intended to the calculation? How is the 40-foot provide more specificity about spacing measured? How is the 150 how to apply these standards. square foot area measured? The proposed changes also include adding “doors” as a type of Permanent Architectural Feature that can count towards the minimum articulation and variety standard. Section 60.05.15.4 Remove standard related to double Construction standards are wall construction. regulated by applicable Building Codes and not the Development Code, therefore the proposed change would remove this requirement from the Development Code. Section 60.05.15.6 For design standards that require Proposed changes would add street frontage occupation by a clarifying language to these building, it’s unclear what part of the standards to ensure they are building can be used to meet the applied consistently. The requirement. proposed change specifies that the standard applies to the ground floor of the elevation used to meet the standard. Section 60.05.15.7.B-C Change reference to Section 20.20.20 The proposed change to to Chapter 20. replace the reference to Section 20.20.20, (specific to multiple use zones) with Chapter 20 more broadly is intended to capture those areas of the city that have a Major Pedestrian Route but Page 7 of 21  Text in this document is only for the purpose of demonstrating document format. Specific text in this document is not to be considered by decision makers. CODE MAINTENANCE PROJECT BEAVERTON DEVELOPMENT CODE UPDATED: JULY 23, 2024 are not within a multiple use zone. Section 60.05.15.7.C Acknowledge other ways of receiving Height adjustments can be a height adjustment, including a PUD. granted through Adjustment The current standard only references and Variance applications but adjustment and variance applications also through a PUD which is not or where credits have been earned reflected in this standard. The through Habitat Friendly Development proposed language would Practices. include a reference to PUD as another approach for height adjustments offered in the Code. Section 60.05.15.8 Rename this section to clarify when it Proposed change to rename the applies (all non-residential buildings). subsection title to include all Current title could potentially be types of non-residential-only interpreted to exclude industrial, and developments. The proposed civic buildings. change includes replacing “buildings” with “zones”. This change will mean that any type of building (not just commercial or multiple use) to which Design Review is applicable, will be subject to this standard if it is located within a Commercial or Multiple Use Zone (while continuing to exclude residential-only buildings). Section 60.05.15.8 Clarify how this minimum glazing Proposed changes would clarify standard is applied. how to apply this standard. Section 60.05.10 and Remove all sections that reference Proposed change to remove 60.05.35.10 “eligible residential-only buildings” reference to “eligible residential- since those standards have been only buildings”. No longer replaced by the Downtown Code necessary. (Chapter 70). Section 60.05.20.2.B Correct “principle” to “principal”. Correct grammatical error. and Section 60.05.20.3.A.2 Section 60.05.20.2.C Update the kinds of materials that can Most enclosures are proposed to be used for screening equipment. The be masonry and wood which current standard requires that the are acceptable screening screening material be the same as the materials but are not always a 'primary building material'. primary material on the primary building. The proposed change would allow for the use of other durable materials that may not be the “primary” material used on the primary building. Page 8 of 21  Text in this document is only for the purpose of demonstrating document format. Specific text in this document is not to be considered by decision makers. Beaverton Development Code DEVELOPMENT CODE OF THE CITY OF BEAVERTON Date Printed: July 24, 2024 1 Page 9 of 21  Text in this document is only for the purpose of demonstrating document format. Specific text in this document is not to be considered by decision makers. Beaverton Development Code CHAPTER 60 - SPECIAL REQUIREMENTS Contents: 60.05. Design Review Design Principles, Standards and Guidelines 60.07. Drive-Up Window Facilities 60.10. Floodplain Regulations 60.11. Food Cart Pod Regulations 60.12. Habitat Friendly Development Practices 60.15. Land Division Standards 60.20. Manufactured Home Regulations 60.25. Off-Street Loading Requirements 60.30. Off-Street Parking 60.33. Park and Recreation Facilities and Services Provision 60.35. Planned Unit Development 60.40. Sign Regulations 60.45. [REPEALED] 60.50. Special Use Regulations 60.55. Transportation Facilities 60.60. Trees and Vegetation 60.65. Utility Undergrounding 60.67. Significant Natural Resources 60.70. Wireless Communications Facilities 60.05. Design Review Design Principles, Standards and Guidelines [ORD 4332; January 2005] [ORD 4332, 01/01/2005] 60.05.05. Purpose. The following design principles, standards and guidelines shall be met by new development, and redevelopment where applicable, throughout the City. [ORD 4584; June 2012] [ORD 4332, 01/01/2005; ORD 4584, 06/01/2012] Effective on: 6/1/2012 60.05.10. Design Principles. The following design principles are general statements to guide the development of the built environment, the appearance of that development, and the effect of that development on the existing surroundings. The design guidelines and standards implement these principles. [ORD 4584; June 2012] Date Printed: July 24, 2024 Chapter 60, SR-1 Page 10 of 21  Text in this document is only for the purpose of demonstrating document format. Specific text in this document is not to be considered by decision makers. Beaverton Development Code 1. Building Design and Orientation. Design buildings that enhance the visual character of the community and take into account the surrounding neighborhoods, provide permanence, and create a sense of place. In Residential, Commercial and Multiple Use districts, design buildings that contribute to a safe, high quality pedestrian-oriented streetscape. 2. Multiple Use District Building Orientation and Design. Locate buildings so they are conveniently and safely accessible from on-site and off-site sidewalks and streets, and so buildings near the edge of a right of way provide a high quality, pedestrian oriented streetscape, contribute to safety by offering "eyes on the street" and promote pedestrian safety and use. Provide a pedestrian-friendly environment through building and site design treatments that may vary in nature and degree depending on the character of the urban area, the characteristics of the street, and the type of use and development proposed. 3. Circulation and Parking Design. Provide integrated multi-modal circulation and parking improvements that are safe and convenient, connect to surrounding neighborhoods and streets, and serve the needs of development. 4. Landscape, Open Space, and Natural Areas Design. Create landscape areas that contribute to the aesthetics of the community, conserve, protect, enhance or restore natural features and the natural environment, provide an attractive setting for buildings, and provide safe, interesting outdoor spaces for residents, customers, employees, and the community. Whenever possible, utilize native vegetative species which are disease and drought tolerant. 5. Lighting Design. Provide exterior lighting for buildings, parking lots, pedestrian pathways, vehicular areas, pedestrian plazas, public open spaces to ensure public safety and convenience, and to minimize excessive illumination on environmentally sensitive areas, adjoining properties, and streets. [ORD 4332, 01/01/2005; ORD 4584, 06/01/2012] Effective on: 6/8/2017 60.05.11. Applicability of Design Standards to Residential Uses. [ORD 4822; June 2022] For certain types of residential development, the applicability of the Design Standards and Guidelines varies based on the zoning district. Table 60.05.11. outlines the applicability of the Standards and Guidelines by housing type and zoning district. Table 60.05.11. APPLICABILITY OF RESIDENTIAL DESIGN STANDARDS AND GUIDELINES Housing Type RMA, RMB, or RMC District All Other Districts Single-Detached Dwelling (including 60.05.60 N/A Manufactured Home) 60.05.15 – 60.05.30 or Compact Detached Housing N/A 60.05.35 – 60.05.50 Duplex 60.05.60 N/A 60.05.15 – 60.05.30 or Attached Triplex or Quadplex 60.05.60 60.05.35 – 60.05.50 Detached Triplex or Quadplex 60.05.60 N/A 60.05.15 – 60.05.30 or Townhouses 60.05.60 60.05.35 – 60.05.50 Cottage Cluster 60.05.60 N/A Multi-Dwelling Structure 60.05.15 – 60.05.30 or 60.05.35 – 60.05.50 [ORD 4822, 06/30/2022] Date Printed: July 24, 2024 Chapter 60, SR-2 Page 11 of 21  Text in this document is only for the purpose of demonstrating document format. Specific text in this document is not to be considered by decision makers. Beaverton Development Code Effective on: 6/30/2022 60.05.12. Applicability of Design Standards and Guidelines to Accessory Structures, Non-habitable Buildings and Other Structures. For some buildings and structures that are accessory to a primary structure or use on a site, are non-habitable, or permanent structures not considered buildings, certain Design Standards and Guidelines do not apply. Table 60.05.12. outlines the applicability of the Standards and Guidelines by structure type, size, visibility, proximity to a public street and function. Table 60.05.12 APPLICABILITY OF DESIGN STANDARDS AND GUIDELINES TO ACCESSORY STRUCTURES, NON-HABITABLE BUILDINGS OR STRUCTURES NOT CONSIDERED A BUILDING Type Applicable Sections Exempt from Sections Accessory structures, non-habitable buildings or permanent structures not considered a building that meet the following: • Footprint 120 square feet or less, and; • No greater than one story N/A N/A Accessory structures, non-habitable buildings or permanent structures not considered a building that exceed these limits, are subject to applicable Design Review Standards or Guidelines. Accessory structures, non-habitable buildings or permanent structures not considered a building up to a 1,000 square feet, 60.05.15 or 60.05.35 that meet the following: 60.05.20. or 60.05.40 N/A • Visible from and within 200 feet of an adjacent 60.05.25 or 60.05.45 public street and; 60.05.30 or 60.05.50 • Located within 200 feet of an adjacent public street Accessory structures, non-habitable buildings or permanent structures not considered a building up to a 1,000 square feet, 60.05.15.5 or 60.05.35.5 that meet one or more of the following: 60.05.15.1-4 and 60.05.15.6-9 or 60.05.20 or 60.05.40 • Not visible from and within 200 feet of an adjacent 60.05.35.1-4 and 60.05.35.6-9 60.05.25 or 60.05.45 public street or; 60.05.30 or 60.05.50 • Not located within 200 feet of an adjacent public street Accessory structures, non-habitable buildings or permanent structures not considered a building that are larger than 1,000 All standards applicable N/A square feet Date Printed: July 24, 2024 Chapter 60, SR-3 Page 12 of 21  Text in this document is only for the purpose of demonstrating document format. Specific text in this document is not to be considered by decision makers. Beaverton Development Code Table 60.05.12 APPLICABILITY OF DESIGN STANDARDS AND GUIDELINES TO ACCESSORY STRUCTURES, NON-HABITABLE BUILDINGS OR STRUCTURES NOT CONSIDERED A BUILDING Type Applicable Sections Exempt from Sections Buildings or structures used exclusively to screen: • All on-site service areas • Outdoor storage areas 60.05.20 or 60.05.40 60.05.15.1-9 or • Waste storage 60.05.25 or 60.05.45 60.05.35.1-9 • Disposal facilities 60.05.30 or 60.05.50 • Recycling containers Transformer and utility vaults and similar activities All other Design Review Screening of roof-mounted equipment 60.05.15.5 or 60.05.35.5 Standards and Guidelines 60.05.15. Building Design and Orientation Standards. Unless otherwise noted, all standards apply to all uses in all zoning districts except RMA, RMB, and RMC. In the RMA, RMB, and RMC districts, these standards apply to multi-dwellings, compact detached housing, and non-residential uses. In no case shall the standards apply to middle housing or single-detached dwellings (except compact detached housing) in the RMA, RMB, or RMC districts. [ORD 4822; June 2022] 1. Building articulation and variety. A. Multi-dwellings in all Residential zones, and townhouses in the MR zone, shall be limited in length to two hundred (200) feet. [ORD 4542; June 2010] [ORD 4822; June 2022] B. Buildings that have any portion of any elevation visible from and within 200 feet of an adjacent public street shall have a minimum portion of the street-facing elevation(s) and the elevation(s) containing a primary building entrance or multiple tenant entrances devoted to Ppermanent Aarchitectural Ffeatures designed to provide articulation and variety. These permanent features include, but are not limited to windows, bays and offsetting walls that extend at least eighteen inches (18"), recessed entrances, doors, loading doors and bays, and changes in material types. Different shapes, sizes, and applications of the same material are not considered changes in material types. Changes in material types shall have a minimum dimension of two feet and minimum area of 25 square feet. The percentage of the total square footage of elevation area is: [ORD 4584; June 2012] 1. Thirty (30) percent in Residential zones, and all uses in Commercial and Multiple Use zones. [ORD 4584; June 2012] 2. Fifty (50) percent in Commercial zones where glazing is less than thirty-five (35) percent pursuant to Section 60.05.15.8.A.3. 3. Fifteen (15) percent in Industrial zones. [ORD 4462; January 2008] In Industrial zones, where the principal use of the building is manufacturing, assembly, fabricating, processing, packing, storage, wholesale or distribution activities, the above standards shall apply only to elevations visible from and within 100 feet of an adjacent public street, and elevations that include a primary building entrance or multiple tenant entrances. [ORD 4531; April 2010] [ORD 4659; July 2015] C. The maximum spacing between the Ppermanent Aarchitectural Ffeatures (to meet the requirements of Section 60.05.15.1.A), both vertically and horizontally, shall be no more than: [ORD 4782; April 2020] 1. Forty (40) feet in Residential zones, and all uses in Commercial and Multiple Use zones. [ORD 4584; June 2012] Date Printed: July 24, 2024 Chapter 60, SR-4 Page 13 of 21  Text in this document is only for the purpose of demonstrating document format. Specific text in this document is not to be considered by decision makers. Beaverton Development Code 2. Sixty (60) feet in Industrial zones. 3. Fifteen (15) feet in detached residential developments in Multiple Use zones for walls facing streets, common greens, and shared courts. [ORD 4542; June 2010] D. In addition to the requirements of Section 60.05.15.1.B and C., detached and attached residential building elevations facing a street, common green or shared court shall not contain an undifferentiated wall area consist of undifferentiated blank walls greater than 150 square feet within which a box with the minimum dimensions of 10 feet by 15 feet can fit. in area. For the purposes of this standard, undifferentiated means lacking Building elevations shall be articulated with Permanent Architectural Features. architectural features such as windows, dormers, porch details, alcoves, balconies or bays. [ORD 4542; June 2010] 2. Roof forms. A. All sloped roofs exposed to view from adjacent public or private streets and properties shall have a minimum 4/12 pitch. B. Sloped roofs on residential uses in residential zones and on all uses in multiple use and commercial zones shall have eaves, exclusive of rain gutters, that must project from the building wall at least twelve (12) inches. [ORD 4584; June 2012] C. All roofs with a slope of less than 4/12 pitch shall be articulated with a parapet wall that must project vertically above the roof line at least twelve (12) inches or architecturally treated, such as with a decorative cornice. [ORD 4584; June 2012] D. When an addition to an existing structure or a new structure is proposed in an existing development, the roof forms for the new structures shall have similar slope and be constructed of the same materials as existing roofs. E. Smaller feature roofs are not subject to the standards of this Section. 3. Primary building entrances. A. Primary entrances, which are the main point(s) of entry where the majority of building users will enter and leave, shall be covered, recessed, or treated with a permanent architectural feature in such a way that weather protection is provided. The covered area providing weather protection shall be at least six (6) feet wide and four (4) feet deep. 4. Exterior building materials A. For attached residential uses in Residential zones and all residential uses in Multiple Use zones, a minimum of seventy-five (75) percent of each elevation that is visible from and within 200 feet of a public street or a public park, public plaza or other public open space, and on elevations that include a primary building entrance or multiple tenant entrances shall be double wall construction. [ORD 4542; June 2010] [ORD 4584; June 2012] B. For Conditional Uses in Residential zones and all uses in Commercial and Multiple Use zones (except detached residential uses fronting streets, common greens and shared courts), a maximum of thirty (30) percent of each elevation that is entirely or partially visible from and within 200 feet of a public street or a public park, public plaza or other public open space, and on elevations that include a primary building entrance or multiple tenant entrances, may be plain, smooth, unfinished concrete, concrete block, plywood and sheet pressboard. The remaining elevation area for all applicable uses in all applicable zones shall be architecturally treated. Appropriate methods of architectural treatment shall include, but are not limited to, scoring, changes in material texture, and the application of other finish materials such as wood, rock, brick or tile wall treatment. [ORD 4542; June 2010] [ORD 4584; June 2012] This standard shall also apply to all uses in the Industrial zones, except for buildings containing manufacturing, fabricating, processing, packing, storage and wholesale and distribution facilities as a principal use of the site where this standard shall apply only to the primary elevation that is entirely or partially visible from and within 200 feet of a public street or a public park, public plaza or other public open space. [ORD 4531; April 2010] Date Printed: July 24, 2024 Chapter 60, SR-5 Page 14 of 21  Text in this document is only for the purpose of demonstrating document format. Specific text in this document is not to be considered by decision makers. Beaverton Development Code C. For Conditional Uses in Residential zones and all uses in Commercial and Multiple Use zones, plain, smooth, exposed concrete and concrete block used as foundation material shall not be more than three (3) feet above the finished grade level adjacent to the foundation wall, unless pigmented, textured, or both. In Industrial districts, foundations may extend up to four (4) feet above the finished grade level. [ORD 4584; June 2012] 5. Roof-mounted equipment. A. All roof-mounted equipment shall be screened from view from adjacent streets or adjacent properties in one of the following ways: 1. A parapet wall; or 2. A screen around the equipment that is made of a primary exterior finish material used on other portions of the building; or 3. Setback from the street-facing elevation such that it is not visible from the public street(s); or 4. Screened from view by another building. [ORD 4782; April 2020] B. As shown in the diagram below, the vertical measuring distance for required screening shall be measured at five (5) feet above the finished or existing grade at the property line or public right-of-way abutting the development site's front yard setback for a distance of one hundred (100) lineal feet measured outward from the development site's front property line. Once the vertical measuring distance is established for the site's front yard, this same vertical measuring distance shall be applied to all sides of the development site's perimeter property lines. [ORD 4531; April 2010] [ORD 4782; April 2020] C. Solar panels, dishes/antennas, pipes, vents, and chimneys are exempt from this standard. 6. Building location and orientation along streets in Commercial and Multiple Use zones. [ORD 4584; June 2012] A. Buildings in Multiple Use zones shall occupy a minimum public street frontage as follows: 1. 50 percent of the street frontage where a parcel abuts a Class 1 Major Pedestrian Route. 2. 35 percent of the street frontage where a parcel abuts a Class 2 Major Pedestrian Route. 3. 35 percent of the street frontage where a parcel does not abut any Major Pedestrian Route and the parcel exceeds 60,000 gross square feet. [ORD 4462; January 2008] 4. 50 percent of the street frontage for detached residential projects where the parcel abuts any street, common green or shared court. [ORD 4542; June 2010] [ORD 4576; January 2012] B. [ORD 4462; January 2008] Buildings in Commercial zones shall occupy a minimum of 35 percent public street frontage where a parcel exceeds 60,000 gross square feet. C. Buildings subject to the street frontage standard shall be located no farther than 20 feet from the property line. To meet the street frontage standard, no part of the ground floor elevation used to meet the standard shall be located farther than 20 feet from the property line. The area between the building and property line shall be landscaped to standards found in Section 60.05.25.5.B or 60.05.25.5.C. [ORD 4584; June 2012] Date Printed: July 24, 2024 Chapter 60, SR-6 Page 15 of 21  Text in this document is only for the purpose of demonstrating document format. Specific text in this document is not to be considered by decision makers. Beaverton Development Code D. Buildings on corner lots of multiple Major Pedestrian Routes shall be located at the intersections of the Major Pedestrian Routes. Where a site has more than one corner on a Major Pedestrian Route, this requirement must be met at only one corner. E. Buildings subject to the street frontage standard shall have at least one primary building entrance oriented toward an abutting public street or public pedestrian way. Where there is more than one abutting Class 1 Major Pedestrian Route, the primary entrance shall be oriented toward one abutting Class 1 Major Pedestrian Route or shall be oriented to a Class 1 Major Pedestrian Route corner. [ORD 4706; May 2017] 1. A minimum of one primary building entrance shall not be set back more than 20 feet from the abutting public street or public pedestrian way. [ORD 4706; May 2017] 2. Pedestrian connections to street oriented primary building entrances shall not cross vehicular circulation and parking areas. [ORD 4706; May 2017] F. Secondary entrances may face on streets, off-street parking areas, or landscaped courtyards. 7. Building scale along Major Pedestrian Routes. A. The height of any portion of a building at or within 20 feet of the property line as measured from the finished grade at the property line abutting a Major Pedestrian Route shall be a minimum of twenty- two (22) feet and a maximum of sixty (60) feet. Building heights greater than sixty (60) feet are allowed if the portion of a building that is greater than sixty (60) feet in height is at least twenty (20) feet from the property line that abuts the Major Pedestrian Route. In all cases, building height shall meet the requirement of Section 20.20.20 for the specific zoning district. [ORD 4462; January 2008] [ORD 4531; April 2010] B. Detached residential dwellings are exempt from the minimum height standard in Section 60.05.15.7.A. Building heights shall meet the requirements of Chapter 20Section 20.20.20 for the specific zoning district. [ORD 4542; June 2010] C. The maximum heights specified in Chapter 20Section 20.20.20 shall not be exceeded, unless separately authorized through an adjustment or variance application, Planned Unit Development, or where credits are earned for height increase through Habitat Friendly Development Practices, as described in Section 60.12.40.4.B.2. [ORD 4531; April 2010] 8. Ground floor elevations ion Ccommercial and Mmultiple Uuse zones. buildings. A. Except those used exclusively for residential use, ground floor elevations entirely or partially visible from and within 200 feet of a public street, Major Pedestrian Route, or a public park, public plaza or other public open space, and elevations that include a primary building entrance or multiple tenant entrances, shall have the following minimum percent of the ground floor elevation area permanently treated with windows, display areas or glass doorway openings. 1. Class 1 Major Pedestrian Routes: Fifty (50) percent. 2. Class 2 Major Pedestrian Routes: Thirty-five (35) percent. 3. Buildings on parcels in excess of 25,000 gross square feet within a Commercial zoning district: Thirty-five (35) percent. Less glazing may be provided in a Commercial zoning district when increased building articulation and architectural variety is provided pursuant to Section 60.05.15.1.B.2. of this Code. For the purpose of this standard, the ground floor elevation area is the area of the facade shall be measured from located between three (3) feet above grade to ten (10) feet above grade and the entire length width of the elevation. GHowever, glazing located between grade and twelve (12) feet above grade can count towards meetnigmeeting the minimum glazing requirement in Section 60.05.15.8.A.1-3. Glazing located below grade or more than twelve (12) feet above grade does not count towards satisfying this standard. The ground floor elevation requirements shall be met from grade to twelve (12) feet above grade. Date Printed: July 24, 2024 Chapter 60, SR-7 Page 16 of 21  Text in this document is only for the purpose of demonstrating document format. Specific text in this document is not to be considered by decision makers. Beaverton Development Code B. Except those used exclusively for residential use, ground floor elevations that are located on a Major Pedestrian Route, sidewalk, or other space where pedestrians are allowed to walk shall provide weather protection to the following minimum percent of the length of those elevations. [ORD 4584; June 2012] 1. Class 1 Major Pedestrian Routes: Fifty (50) percent. 2. Class 2 Major Pedestrian Routes: Thirty-five (35) percent. 9. Compact Detached Housing design. [ORD 4584; June 2012] A. Primary building entrances and porches accessing a primary entrance shall face streets, common greens or shared courts and must meet the requirements of Section 60.05.15.3. Porches, if provided, shall have clear dimensions of at least six (6) feet wide and four (4) feet deep, and shall be covered by a roof. The primary entrance must be within 4 feet of grade, as measured as the average grade along the foundation of the longest wall of the building elevation containing the primary entrance or porch. [ORD 4576; January 2012] B. Elevations on residential units facing streets, common greens and shared courts shall have a minimum of 25 percent of the elevation area on each floor permanently treated with windows. C. Windows shall be vertical or square in proportion. Horizontal windows may be created when vertical windows or a mixture of vertical and other shaped windows are grouped together, or there is a row of clerestory windows across the top of the grouped windows. D. [ORD 4576; January 2012] Alleys (including access easements) and shared courts are the preferred options to serve garages, and shall be provided on all lots except where topography, or other identified physical constraints preclude their use. Within a project, the majority of units shall have garages accessed from alleys or shared courts. E. When parking is provided in a garage facing a street or shared court, the following standards must be met: 1. No more than fifty (50) percent of the horizontal length of the ground floor elevation facing a street or shared court shall be an attached garage door entrance (i.e., garage doorway) or 12 feet long, whichever is greater. 2. Garages shall be recessed at least one and one half (1.5) feet from the ground floor front of the dwelling. 3. There may be no more than two individual garage doors per dwelling unit. 4. [ORD 4576; January 2012] The width of the driveway (at the back of the sidewalk) shall not exceed 12 feet for single lane and 16 feet for double lane driveways. 5. [ORD 4576; January 2012] A maximum of 50% of the units within a project shall have driveways 16 feet in width. No two lots of this configuration shall be adjacent to one another. F. Garages that face a street or shared court shall contain one or more of the following design features. Garages shall not terminate the view into shared courts from a public street unless they contain two or more of the following design features: 1. Garage trellis or pergola extending at least 12 inches from the building face. 2. Windows on 15% of the garage door. 3. Decorative hardware. 4. Natural wood finish. 5. A recess of at least three (3) feet. 6. Multiple materials finish or colors are used. G. Residential structures must have a roof that meets or exceeds the requirements of Section 60.05.15.2. H. There must be architectural detailing that varies from unit to unit. Architectural detailing includes but is not limited to the following list. Some design features include requirements that exceed a minimum standard found elsewhere in this code. Each dwelling shall utilize at least five (5) of the following design features: Date Printed: July 24, 2024 Chapter 60, SR-8 Page 17 of 21  Text in this document is only for the purpose of demonstrating document format. Specific text in this document is not to be considered by decision makers. Beaverton Development Code 1. The use of different exterior siding materials. In general, materials should change on horizontal planes, not vertical planes. Types of siding materials include: a. Horizontal lap siding, including simulated horizontal lap siding where the boards in the pattern are 6 inches or less in width; b. Vertical cedar siding; c. Beveled siding, d. Shingles e. Stucco f. Brick g. Stone h. Scored masonry i. Changes in a combination of texture, pattern or color of a single material 2. A primary sloped roof that is no flatter than 6/12 and no steeper than 12/12. (Exceeds the requirements of Section 60.05.15.2.). 3. A tile or shake roof. 4. One or more dormers on the front elevation. 5. Three or more gables. 6. Elevations on residential units facing streets, common greens and shared courts having at least 40 percent of the elevation area on each floor permanently treated with windows (Exceeds the requirements of Section 60.05.15.9.B.). 7. Window shutters on windows which face streets, common greens or shared courts. 8. Bay or bowed windows on the front elevation. 9. Trim marking roof lines, porches, windows and doors on all elevations. The trim must be at least 3-1/2 inches wide. 10. Weather protection for primary building entrances that exceed the minimum area requirements of Section 60.05.15.3 by 25%. [ORD 4584; June 2012] 11. Porches on the front elevation that have clear dimensions of at least eight feet wide and six feet deep, and are covered by a roof supported by structurally integral columns or brackets. 12. Balcony on the same façade as the main entrance. The balcony must be at least 48 square feet and a minimum 8 feet wide and must be accessible from the interior living space of the house. 13. An attached garage with a gable or hip roof, or with a second story above the garage. 14. Building face or roof offsets (minimum 12 inch offset) on the front elevation. 15. Permanent planter boxes of at least 25 square feet constructed as an extension of a front elevation or primary building entrance. 16. A landscaped courtyard of at least 100 square feet located as a transition element between a primary building entrance and a street, common green or shared court. The landscaping within the courtyard shall exceed the minimum requirements of Section 60.05.25.4 by 15%. [ORD 4576; January 2012] 17. Other architectural or design elements that apply to at least 10 percent of the front elevation and result in visual interest, variety and beauty. I. [ORD 4576; January 2012] Building elevations shall not be repeated across a street, shared court or common green from each other or on adjacent parcels. In these instances, elevations shall have at least 5 different design details as described in Section H. above. [ORD 4782; April 2020] J. [ORD 4576; January 2012] The following minimum setbacks apply: Date Printed: July 24, 2024 Chapter 60, SR-9 Page 18 of 21  Text in this document is only for the purpose of demonstrating document format. Specific text in this document is not to be considered by decision makers. Beaverton Development Code 1. Front yard fronting common greens and shared courts - 3 feet 2. Front yard fronting street - 5 feet to building, 3 feet to porch or stoop 3. Side yard - 3 feet, or 8 feet if abutting a street [ORD 4584; June 2012] 4. Rear yard - 0 feet 5. Garage entrance setback from street - 18.5 feet 6. No side, rear, or garage entrance setback is required from a lot line abutting an alley or shared court. K. [ORD 4576; January 2012] Minimum standards for alleys are: 1. Alley width - 24 feet between buildings at the ground floor, and a paved area at least 16 feet wide. 2. An alley may be up to 150 feet long. The Facilities Review Committee has the discretion to review alley length, with optional design requirements to allow for alleys to be longer than 150 feet. [ORD 4584; June 2012] L. [ORD 4576; January 2012] The side building setback on one side of a structure may be zero subject to the following: 1. The zero setback does not apply to the property line adjacent to a street or to the property line adjacent to lots that are not part of the zero lot line project. 2. The minimum distance between all buildings in the zero lot line project must be equal to twice the required side yard setback shown in Section J. 10. Ground floor elevations on eligible residential-only buildings. [ORD 4758; March 2019] 11. Eligible residential-only buildings are buildings which are located within the portions of the RC-OT zoning district where the maximum standard height is 40 feet, as described in footnote 11 of Section 20.20.15 and illustrated in Figure A. Residential-only buildings in these areas are not subject to the density limit if at least 50 percent of each elevation visible from and within 200 feet of a public street, Major Pedestrian Route, public park, public plaza or public open space contains one or both of the following methods of providing ground-floor pedestrian interest: [ORD 4782; April 2020] 12. Locate ancillary residential uses, such as a leasing office, fitness room, lobby, community room or combination of those ancillary spaces, on the ground level that meet the following standards: 13. Fifty (50) percent of the ground-floor elevation area, as measured between 2 feet above grade and 12 feet above grade, is permanently treated with clear and transparent glass with a visible transmittance of 60 percent or greater. 14. The ancillary spaces must be designed for active human usage rather than building systems or storage and shall not include inactive spaces such as storage rooms, utility rooms and mechanical rooms. This does not prohibit incidental storage inside offices or other active ancillary rooms. 15. Vehicle parking areas cannot be used to satisfy this criterion. 16. Building facades located on a shared property line are exempt from these standards. [ORD 4782; April 2020] 17. Provide ground floor units that meet the following standards: 18. Each unit's primary pedestrian entry shall have access to and from the adjacent public right of way. 19. Each unit's entry shall not be elevated more than 4 feet above the grade of the adjacent right-of-way. 20. A direct path, having a minimum width of 5 feet, shall connect the adjacent right of way with the primary entrance. 21. Up to two (2) abutting connections may be combined. 22. Separate the street-facing ground-floor units by incorporating one of the following elements: 23. Provide a front porch for each street-facing ground-floor unit, having a minimum size of 48 square feet, with minimum dimensions to accommodate a 5-foot-by-6-foot rectangle inside the porch area. If the porch is recessed from the adjacent right of way, the area between the porch and right of-way shall be a minimum of 2 feet wide and landscaped. The landscaping shall include one or a combination of low- height plants, shrubs, and grass. Bare gravel, rock, bark or Date Printed: July 24, 2024 Chapter 60, SR-10 Page 19 of 21  Text in this document is only for the purpose of demonstrating document format. Specific text in this document is not to be considered by decision makers. Beaverton Development Code other similar materials may be used, but are not a substitute for ground cover plantings, and shall be limited to no more than twenty-five (25) percent of the landscape area. 24. Provide a front landscaped area of at least 24 square feet for each street-facing ground-floor unit, having a minimum width of 4 feet. Use of bare gravel, rock, bark or other similar materials in this area shall be limited to no more than twenty-five (25) percent of the landscape area. 25. Provide a raised planter between 18 inches and 4 feet in height and a minimum width of 2 feet. The raised planter shall span the length of the unit, except where a pedestrian connection is provided. 26. If elevated, and railings are used along the stairs, landing, or porch, the railing shall be a minimum of 50 percent transparent. 27. A minimum of 25 percent of the ground-floor façade shall be permanently treated with clear and transparent glass with a visible transmittance of 60 percent or greater. [ORD 4542; June 2010] [ORD 4332, 01/01/2005; ORD 4462, 01/10/2008; ORD 4531, 04/01/2010; ORD 4542, 06/17/2010; ORD 4576, 01/06/2012; ORD 4584, 06/01/2012; ORD 4659, 07/10/2015; ORD 4706, 05/19/2017; ORD 4758, 03/22/2019; ORD 4782, 04/17/2020; ORD 4822, 06/30/2022] Effective on: 6/30/2022 60.05.20. Circulation and Parking Design Standards. Unless otherwise noted, all standards apply to all uses in all zoning districts except RMA, RMB, and RMC. In the RMA, RMB, and RMC districts, these standards apply to multi-dwellings, compact detached housing, and non-residential uses. In no case shall the standards apply to middle housing or single-detached dwellings (except compact detached housing) in the RMA, RMB, or RMC districts. [ORD 4822; June 2022] 1. Connections to the public street system. A. Pedestrian, bicycle, and motor vehicle connections shall be provided between the on-site circulation system and adjacent existing and planned streets as specified in Tables 6.1 through 6.6 and Figures 6.1 through 6.23 of the Comprehensive Plan Transportation Element. For properties within the South Cooper Mountain Community Plan area, pedestrian, bicycle, and motor vehicle connections shall be provided between the on-site circulation system and adjacent existing and planned streets and trails as specified in Figure 10: Community Plan Street Framework and Figure 11: Community Plan Bicycle & Pedestrian Framework of the South Cooper Mountain Community Plan. Deviations from Figure 10: Community Street Framework or Figure 11: Community Plan Bicycle & Pedestrian Framework shall be reviewed through the Planned Unit Development application. Streets and bicycle and pedestrian connections shall extend to the boundary of the parcel under development and shall be designed to connect the proposed development’s streets, bicycle connections, and pedestrian connections to existing and future streets, bicycle connections, and pedestrian connections. [ORD 4531; April 2010] [ORD 4822; June 2022] 2. Loading areas, solid waste facilities and similar improvements. A. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, recycling containers, transformer and utility vaults and similar activities shall be located in an area not visible from a public street or shall be fully screened from view from a public street. [ORD 4531; April 2010] B. Except for manufacturing, assembly, fabricating, processing, packing, storage and wholesale and distribution activities which are the principleprincipal use of a building in Industrial districts, all loading docks and loading zones shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. C. Screening from public view for service areas, loading docks, loading zones and outdoor storage areas, waste storage, disposal facilities, recycling containers, transformer and utility vaults and similar activities shall be fully Date Printed: July 24, 2024 Chapter 60, SR-11 Page 20 of 21  Text in this document is only for the purpose of demonstrating document format. Specific text in this document is not to be considered by decision makers. Beaverton Development Code sight-obscuring, shall be constructed or grown a minimum of one foot higher than the feature to be screened, and shall be accomplished by one or more of the following methods: 1. Solid screen wall constructed of wood, metal, masonry or other an exterior finish material utilized on one or more buildings, 2. A hedge with a minimum of ninety-five (95) percent opacity within two (2) years. 3. Solid wood fence [ORD 4531; April 2010] [ORD 4822; June 2022] D. Screening from public view by chain-link fence with or without slats is prohibited. E. Screening of loading zones may be waived in Commercial and Multiple Use zones if the applicant demonstrates the type and size of loading vehicles will not detract from the project's aesthetic appearance and the timing of loading will not conflict with the hours or operations of the expected businesses. [ORD 4584; June 2012] 3. Pedestrian circulation. A. Pedestrian connections shall be provided that link to adjacent existing and planned pedestrian facilities as specified in Tables 6.1 through 6.6 and Figures 6.1 through 6.23 of the Comprehensive Plan Transportation Element, and to the abutting public street system and on-site buildings, parking areas, and other facilities where pedestrian access is desired. For properties within the South Cooper Mountain Community Plan Area, pedestrian connections shall be provided that link to adjacent existing and planned pedestrian facilities as specified in Figure 10: Community Plan Street Framework and Figure 11: Community Plan Bicycle & Pedestrian Framework of the South Cooper Mountain Community Plan and to the abutting public street system and on-site buildings, parking areas, and other facilities where pedestrian access is desired. Deviations from Figure 10: Community Street Framework or Figure 11: Community Plan Bicycle & Pedestrian Framework shall be reviewed through the Planned Unit Development application. Pedestrian connections shall be provided except when one or more of the following conditions exist: 1. Where physical or topographic conditions, such as a grade change of ten (10) feet or more at a property line to an adjacent pedestrian facility, make connections impractical, 2. Where uses including manufacturing, assembly, fabricating, processing, packing, storage and wholesale and distribution activities which are the principleprincipal use of a building in Industrial districts occur, 3. Where on-site activities such as movement of trucks, forklifts, and other large equipment would present potential conflicts with pedestrians, or 4. Where buildings or other existing development on adjacent lands physically preclude a connection now or in the future. B. A reasonably direct walkway connection is required between primary entrances, which are the main point(s) of entry where the majority of building users will enter and leave, and public and private streets, transit stops, and other pedestrian destinations. C. At least one reasonably direct pedestrian walkway into a site shall be provided for street frontages up to 300 feet. An additional reasonably direct pedestrian walkway into a site shall be provided everyfor every additional 300 feet of street frontage or for every eight aisles of vehicle parking if parking is located between the building and the street. A reasonably direct walkway shall also be provided to any accessway abutting the site. This standard may be waived when topographic conditions, man-made features, natural areas, etc. preclude walkway extensions to adjacent properties. D. Pedestrian connections through parking lots shall be physically separated from adjacent vehicle parking and parallel vehicle traffic through the use of curbs, landscaping, trees, and lighting, if not otherwise provided in the parking lot design. E. Where pedestrian connections cross driveways or vehicular access aisles a continuous walkway shall be provided and shall be composed of a different paving material than the primary on-site paving material. Date Printed: July 24, 2024 Chapter 60, SR-12 Page 21 of 21