Planning Commission

AGENDA Meeting Location: Sloat Room—Atrium Building Phone: 541-682-5481 99 W. 10th Avenue www.eugene-or.gov/pc Eugene, OR 97401 The Eugene Planning Commission welcomes your interest in these agenda items. Feel free to come and go as you please at any of the meetings. This meeting location is wheelchair-accessible. For the hearing impaired, FM assistive-listening devices are available or an interpreter can be provided with 48 hour notice prior to the meeting. Spanish-language interpretation will also be provided with 48 hour notice. To arrange for these services, contact the Planning Division at 541-682-5675. MONDAY, SEPTEMBER 15, 2014 – REGULAR MEETING (11:30 a.m. to 1:30 p.m.) 11:30 a.m. I. PUBLIC COMMENT The Planning Commission reserves 10 minutes at the beginning of this meeting for public comment. The public may comment on any matter, except for items scheduled for public hearing or public hearing items for which the record has already closed. Generally, the time limit for public comment is three minutes; however, the Planning Commission reserves the option to reduce the time allowed each speaker based on the number of people requesting to speak. 11:40 a.m. II. SOUTH WILLAMETTE DESIGN CODE Staff: Jennifer Knapp, 541-682-5445 1:15 p.m. III. ITEMS FROM COMMISSION AND STAFF A. Other Items from Staff B. Other Items from Commission C. Learning: How are we doing? Commissioners: Steven Baker; John Barofsky; Rick Duncan; John Jaworski (Vice-Chair); Jeffery Mills; Kristen Taylor; William Randall (Chair)  AGENDA ITEM SUMMARY September 15, 2014 To: Eugene Planning Commission From: Jennifer Knapp, City of Eugene Planning Division Subject: South Willamette Concept Plan Implementation: Draft Design Code ISSUE STATEMENT This work session is a continuation of previous discussions on May 5, May 19, June 2, June 23 and July 14, 21 and 28 regarding the development of the South Willamette Special Area Zone; for additional background, please see the AIS materials for these dates. This meeting will specifically cover the following three topics: • Single Family Options design standards • Single Family Options land division standards • Design Review BACKGROUND This work session will continue the discussion begun on July 21 and focus on proposed, conceptual standards for the Single-Family Options (SFO) subdistrict. The intent of the SFO subdistrict is to provide greater flexibility and options for smaller housing types that are compatible with single family neighborhoods but which are uncommon in Eugene. Although changing demographics and community needs point to an increase in demand for housing types such as cottage clusters, courtyard homes, and row houses, most of these are difficult and process-intensive to develop under current standards. The proposed SFO subdistrict will allow these development types in certain locations; however each development type will be subject to special design standards that raise expectations for quality and compatibility. Staff will also present preliminary concepts for land division standards to implement within the SFO subdistrict. In addition to focusing on the SFO district, staff will present a concept for Design Review as proposed to be applied within the entire South Willamette Special Area Zone. As we continue the review process, specific, actionable suggestions will be most useful for staff in crafting a code that meets the Planning Commission’s expectations. NEXT STEPS Following revisions based on Planning Commission review of the code concepts, a draft code will be introduced for public discussion later this summer and fall. PC Agenda - Page 1 Community outreach will continue throughout the summer and fall prior to review of the final draft code in the fall. Property and business owner meetings are scheduled for September 18, 2014 and a Community Workshop is scheduled for September 24, 2014. See the Draft Public Engagement Plan outline for more information (AIS 2014-07-14). ATTACHMENTS A. Single Family Options (SFO) – Proposed Concepts B. Land Division Concepts C. Design Review Outline FOR MORE INFORMATION Jennifer Knapp at 541-682-5445 or Jennifer.L.Knapp@ci.eugene.or.us PC Agenda - Page 2  Attachment A Single Family Options – Proposed Concepts – General Standards Topic Current Code Standard Proposal Height R-1 Low Density 30’ or 37’* Allowable heights are specified by the building height regulating plan and by R 1.5 Rowhouse 35’ development type. *7’ additional height allowance for roof slopes SFO 30’ 6:12 or steeper SFO (Cottage Cluster) 18’ or 25’* SFO/RH (Rowhouse development type) 30’ or 37’*† *7’ additional height allowance for roof slopes 8:12 or steeper Height may be further limited through sloped setback (see “transitions”) †Rowhouse development type also subject to transition standards adjacent to SFO zone and R-1 Sloped R-1 Low Density Area Specific SFO Cottage Cluster Setback R 1.5 Rowhouse None Starting at the setback from the abutting R-1 or SFO zoned property, at a point that is 12’ above grade, the setback shall slope at the rate of 8 inches vertically for every 12 inches horizontally away from the lot line until a point not to exceed the maximum allowable building height according to the regulating plan. SFO Starting at the setback from the abutting R-1 or SFO zoned property, at a point that is 25’ above grade, the setback shall slope at the rate of 8 inches vertically for every 12 inches horizontally away from the lot line until a point not to exceed the maximum allowable building height according to the regulating plan. Dormers R-1 Low Density Area Specific SFO R 1.5 Rowhouse Area Specific Dormers may intrude into the angled plane of the sloped setback; dormers may be a maximum of 10 feet wide and 6 feet above the sloped setback plane; a maximum of one dormer is allowed per 20 linear feet of building face abutting the property line. Dormers shall include at least 4 square feet of window area and shall setback at least 2 feet from the nearest roof edges. PC Agenda - Page 3  Attachment A Windows R-1 Low Density None SFO and SFO/RH (Interior Lot R 1.5 Rowhouse None Windows facing interior lot lines are required to off-set from abutting dwellings Line Facing) by 12 inches. (Clerestory windows are exempt). Window offsets are not required where sight lines are greater than 50% site obscured between opposing windows through fences, architectural features, hedges, trees or vegetation. Building Minimum 10’ setback from front property line; Minimum 10’ setback from front property line; Minimum 5 foot setback from Setbacks Minimum 5’ foot setback from interior property interior property lines. (Additional interior property line set-backs may apply to lines certain transition conditions) Lot Coverage R-1 Low Density 50% maximum coverage SFO 50% maximum coverage R 1.5 Rowhouse 75% maximum coverage SFO/RH 75% maximum coverage Entrances R-1 Low Density None SFO and SFO/RH require covered entry porches with size and configuration by R 1.5 Rowhouse None type. Primary entries are required to face the street or shared open space by development type. Common and Common Open Space Common Open Space Private Open R-1 Low Density None SFO Varies by type Space R 1.5 Rowhouse None SFO/RH None Private Open Space Private Open Space R-1 Low Density None SFO Varies by type R 1.5 Rowhouse 400 sq. ft. per dwelling unit SFO/RH 400 sq. ft. per dwelling unit minimum, with a minimum smallest minimum, with a minimum smallest dimension dimension of 10 feet of 14 feet PC Agenda - Page 4  Attachment A Building Size R-1 Low Density None SFO None R 1.5 Rowhouse 8 units in one building maximum, no more than 180’ in width SFO Cottage Cluster have square footage limited to a maximum of 1,000 sq. ft. total with 850 sq. ft. maximum ground floor area SFO/RH and SFO Courtyard allow a maximum of six units in one building, no more than 150’ length. Individual dwelling units have a maximum width of 25’ and a minimum width of 15’ Architectural R-1 Low Density None SFO and SFO/RH architectural detail and façade articulation are required through Detail and R 1.5 Rowhouse None architectural design standards menus, development standards and through Facade development type standards. Articulation Architectural Design Standards Menus: 1. Building Form. Each dwelling shall include at least one of the following design features on the primary entrance façade or on an interior lot line facing façade and within 18 feet of the primary entrance façade: • At least one architectural projection that projects a minimum of 18 inches from the façade and with a minimum width of 2 feet (example: bay windows, a chimney shown on the exterior of the house). • Changes in vertical wall plane of at least 18 inches at a minimum every 25 feet. • Covered porches or trellised patios with a minimum area of 30 square feet and a minimum depth of 4 feet. • Balconies with a minimum 24 square feet and a minimum depth of 4 feet. • At least one dormer, with a window with a minimum area of 4 square feet, attached to habitable interior space with a maximum width of 10 feet. 2. Architectural Detailing. Each dwelling shall include at least two of the following design features: • Primary entrance door recessed from the wall plane at least 6 PC Agenda - Page 5  Attachment A inches. • All eaves with minimum 18 inches of overhang • Permanent architectural awnings or window shading on the primary entry facade • Roof brackets, columns, decorative screens, railings, shutters or other detailing. • Trim with a 3-1/2 inch minimum width and ¾ inch minimum projection marking all building roof lines, porches, windows and doors on all elevations. • Fascia boards on all eaves and gabled ends with 6 inches minimum width. 3. Materials & Finish. Each dwelling shall include at least two of the following design features: • Durable finish and/or accent material, such as (specific examples) masonry, finished concrete, stone and/or finished metal to cover 33 percent of the front façade • Premium siding such as (specific examples) cladding, to cover a minimum of 67 percent of the vertical building walls. • Materials change in building siding cladding with the primary material to cover a minimum of 60 percent of the exterior facades (excluding windows, doors, and trim). A secondary material (or multiple materials) to cover the remainder of the façades (excluding windows, and doors, and trim). • Variation in building colors and accent colors. Primary color shall cover a minimum of 60 percent of the exterior façades (excluding windows and doors). A secondary color (or multiple colors) shall cover the remainder of the façades (excluding windows, doors and trim). A tertiary color shall cover building trim. • Finished building foundation visually separating the building from the ground plane by at least 12 inches PC Agenda - Page 6  Attachment A • Windows with mullions consistent with a defined architectural style 4. Sustainable Features. At least one of the following sustainable features shall apply to the entire development site or each dwelling: • Siting of dwellings within the development site and in relation to buildings on abutting sites to maximize solar access on the south facing facades. At least 75 percent of the development site’s total building square footage shall be sited such that one axis of each dwelling is at least 1.5 times longer than the other, and the longer axis is within 15 degrees of geographical east-west (applies only to walls enclosing conditioned spaces). • Direct solar exposure on 75 percent of south-facing exterior walls at the time of initial occupancy, measured at noon on the winter solstice. • Solar hot water system providing 50 percent of heated water use to comply with COE standards. • On-site solar energy generation providing at least 5 percent of the projected annual electrical and thermal energy needs for the dwellings in the development site. • Ecoroof covering a minimum 50 percent of the total roof area within the partition boundary to comply with COE Stormwater Management Manual Standards. • Rain garden, stormwater planter, swale, pond or a combination thereof providing 100 percent of the site stormwater treatment needs shall comply with Stormwater Management Standards. • Pervious concrete, pervious asphalt, stone or masonry pavers, structural grass pavers, or other, approved permeable paving for a minimum of 70 percent of paved surfaces within the development site. • Plant or retain one tree per dwelling. • Rainwater catchment and storage system with a minimum 80 gallon PC Agenda - Page 7  Attachment A per dwelling capacity shall comply with COE Stormwater Management Manual standards. • Drought tolerant plant materials from COE Native Plants Alternative list covering 70 percent of the non-paved site area, including required common open space, set-backs, or buffers, to meet at a minimum Landscaping Standard L-1. • Food gardening areas providing 100 square feet per dwelling unit of garden space. Garden areas are additional to required open space for each Development Type. Windows R-1 Low Density None SFO and SFO/RH require 20% window coverage on first floor and 15% coverage R 1.5 Rowhouse None on upper stories on street facing façade. (End-units allowed in the Courtyard Development Type have separate standards). Windows R-1 Low Density None SFO and SFO/RH (Interior Lot R 1.5 Rowhouse None Windows facing interior lot lines are required to off-set from abutting dwellings Line Facing) by 12 inches. (Clerestory windows are exempt). Window offsets are not required where sight lines are greater than 50% site obscured between opposing windows through fences, architectural features, hedges, trees or vegetation. Site Access R-1 Low Density None SFO and SFO/RH Vehicle access shall be from an alley when the alley is R 1.5 Rowhouse Vehicle access must be from developed or from a single shared driveway easement an alley Driveway R-1 Low Density Area Specific SFO Standards R 1.5 Rowhouse Dwellings may not have Driveway Standards. Driveways that are accessed from a street shall meet the driveways accessing individual units from the following requirements: street (a) Driveway Allowance. No more than one driveway shall be allowed per development site on each street abutting the site except for duplex lot as provided.  Taper. The driveway must taper to no more than 10 feet at the PC Agenda - Page 8  Attachment A property line, except as provided as a Pull-Out Pad (see below).  Driveway Width. Driveways accessed from streets classified as a local street and serving up to ten parking or garage spaces shall be a maximum of 10 feet wide.  Pull-Out Pad. Driveways accessed from streets classified as minor arterials or neighborhood collectors and serving 3 to 10 parking or garage units shall provide a “pull-out pad” not to exceed 10 feet by 20 feet within 3 feet of the sidewalk and curb apron  Large Parking Lot Access. Driveways serving more than ten parking spaces shall comply with Multi-Family Standards Driveways.  Separation. A driveway or parking area shall be located a minimum of five feet from any existing driveway or parking area on an abutting property.  Paving Calculation. The full width of paved surfaces (such as parking areas or walkways) that are within one foot of a driveway shall be included in calculating the driveway width except that one private walkway, with a maximum width of 5 feet within 5 feet of the driveway, may terminate at the driveway.  Driveways in Setback Area. Up to 3.5 feet of the driveway width may be located in an interior setback area when Landscaping Standard Partial Screen Fence (L-5) is used to screen the driveway along the property line. No portion of the interior yard set-back shall be utilized for parking.  Duplexes. Driveways serving duplexes where both main entrances face the same street and the lot is not on the corner of two streets or the corner of a street and an alley, two driveways are allowed as follows: o Driveways shall be separated by a minimum of 18 feet measured along the face of the curb at full curb height between the curb cuts o Driveways shall meet or exceed the standards above SFO/RH In addition to the above standards SFO/RH dwellings may not have PC Agenda - Page 9  Attachment A driveways accessing individual units from the street Garage Door R-1 Low Density Set-back 18’ minimum from SFO Standards front property line Garage Doors • For a garage accessed via a street, a maximum of one garage door is R 1.5 Rowhouse Dwellings may not have allowed per dwelling unit. Garage doors shall be no more than 9 feet vehicle access from the street wide and 8 feet high, and must be set back a minimum of 18 feet from any portion of a lot line that abuts a street. • Garage doors on garages attached to a dwelling unit shall set-back from the primary entrance façade by a minimum of 2 feet. • For a garage accessed from an alley, one garage door with maximum dimensions of 18 feet wide and 8 feet high, or 2 garage doors with maximum dimensions of 9 feet wide and 8 feet high, are permitted per dwelling unit. Garage Windows. Garages visible from the public street shall include at least one window with at least one minimum dimension of 4 feet per 20 linear feet of street-facing façade. SFO/RH In addition to the above standards the Row House Development Type and Courtyard end units are prohibited from including garages with street-facing doors or street-facing tuck-under entries. Parking R-1 Low Density Area Specific SFO and SFO/RH R 1.5 Rowhouse Area Specific Required minimum and maximum vehicle spaces per dwelling unit varies by type • Parking Configuration. Parking configuration and standards shall apply according to requirements for each Development Type. • Location of Surface Parking. No portion of a vehicle parking area may be located within the front property line setback or between the street and the residential building façade that faces, and is closest to, the street. • Paving. Parking areas are required to surface the area in a durable, dust- free permeable or impermeable paving. PC Agenda - Page 10  Attachment A Landscaping R-1 Low Density None SFO and SFO/RH R 1.5 Rowhouse None Landscape Screening.  Parking. Surface parking areas with three to ten spaces shall be screened to EC 9.6210(2) Low-Screen Landscape Standard (L-2) with a minimum width of 3 feet from abutting properties and streets. Parking areas with more than ten spaces shall comply with EC9.6410(3) Motor Vehicle Parking Standards – Landscape Standards. • Outdoor Storage, Trash and Recycling. Outdoor storage, trash, and recycling areas shall be screened from view from abutting properties, streets and alleys with a minimum 5-foot tall 100-percent sight-obscuring fence or enclosure on at least three sides with the open side facing at least 90 degrees away from the nearest abutting property, street, or alley. PC Agenda - Page 11  Attachment A Single Family Options – Proposed Concepts – Development Type Standards Topic Current Code Standard Proposal SFO/RH Rowhouse Entrances R 1.5 Rowhouse None SFO/RH Dwelling units shall provide a main entrance defined by an individual covered entry porch facing the street with a minimum area of 30 square feet and a minimum depth of 4 feet. Entrances shall be directly connected to the public sidewalk with a paved pedestrian walkway with a maximum width of 5 feet. Open Space Common Open Space Common Open Space R 1.5 Rowhouse None SFO/RH None Private Open Space Private Open Space R 1.5 Rowhouse 400 sq. ft. per dwelling unit SFO/RH 400 sq. ft. per dwelling unit minimum with a minimum smallest minimum with a minimum smallest dimension dimension of 10 feet of 14 feet Building Scale SFO/RH and Form R 1.5 Rowhouse None Architectural Design Standards. Façade Articulation. Primary entrance facade shall be articulated to indicate individual units through at least one of the following methods: • Building walls between units shall be offset at least 18 inches • Each unit shall include bays extending at least 18 inches from 60% of the front façade containing windows over 30% of bay wall area on each floor. Parking R 1.5 Rowhouse None SFO/RH One parking space maximum per unit. Shared surface parking shall abut a minimum of one development site interior lot line. PC Agenda - Page 12  Attachment A Topic Current Code Standard Proposal SFO Courtyard Entrances R 1 Low Density None SFO Courtyard Dwelling units shall provide a main entrance defined by an individual covered porch facing the common open space with a minimum area of 30 square feet and a minimum depth of 4 feet. Entrances shall be directly connected to a shared pedestrian walkway by a paved walkway with a maximum width of 5 feet. Open Space R-1 Low Density None SFO Courtyard Common Open Space • A single, common open space shall be provided with a minimum 200 square feet per unit with no dimension less than 20 feet. The common open space shall be bordered by building frontage on at least two sides and shall abut the public sidewalk on one side for no less than 20 feet in width. • Flex-Space. The Courtyard Development Type allows up to 70 percent of required common open space to be flex-space. Flex-space is a hard- surface, multi-use outdoor area that may simultaneously provide vehicle access and maneuvering, common open space for residents, and pedestrian access. Flex-space may not include private or shared surface parking Private Open Space • Private open space shall be provided with a minimum 96 square feet per unit. Building Scale R-1 Low Density None SFO Courtyard and Form Architectural Design Standards. Façade Articulation. Facades on attached units shall be articulated to visually distinguish individual units from one another through at least one of the following means: • Building walls between units shall be offset at least 18 inches PC Agenda - Page 13  Attachment A • Each unit shall include bays extending at least 18 inches from 60% of the front façade containing windows over 30% of bay wall area on each floor • Windows adjacent to each entry, a minimum of 10 square feet and configured in a square or vertical proportion. Parking R-1 Low Density None SFO Courtyard One parking space maximum per unit. Shared surface parking shall abut a minimum of one development site interior lot line. PC Agenda - Page 14  Attachment A Topic Current Code Standard Proposal SFO Cottage Cluster Entrances R 1 Low Density None SFO Cottage Cluster All dwelling units shall provide at least one covered entrance porch of at least 80 square feet and a minimum depth of 8 feet. Entrances shall face and directly connect to the common open space by a paved pedestrian walkway with a maximum width of 5 feet, except as required below. All dwelling units sited with street frontage shall provide a covered entrance porch as required above facing and directly connected to the sidewalk by a paved path with a maximum width of 5 feet. Frontage units that also abut common open space shall provide an additional covered porch entrance with minimum dimensions of 3 feet by 6 feet facing and directly connected to the common open space. Open Space R-1 Low Density None SFO Cottage Cluster Common Open Space • Common open space shall be provided with a minimum of 1,600 square feet, or 400 square feet per unit, whichever is greater. At least 50 percent of the units in the development site cluster must abut common open space. Common open space serving 3 or more units shall be abutted by units on at least 2 sides. No unit shall be more than 60 feet from common open space. Common open space shall not be divided into more than two separate areas with one area of at least 1600 square feet. Common open space shall have no dimension less than 25 feet and may include setback areas. Private Open Space • Private open space shall be provided with a minimum of 200 square feet per unit. No dimension shall be less than 10 feet, and no single space area may be less than 100 square feet. Private open space may include landscaped front, side and rear yards, and setback areas. PC Agenda - Page 15  Attachment A Building Scale R-1 Low Density None SFO Cottage Cluster and Form Architectural Design Standards. Character and Diversity. Dwelling units and accessory buildings located in a cluster shall be designed within a consistent architectural character. Clusters of three or more units shall provide diversity within the architectural character using two or more of the following design elements: • Provide at least 2 porch styles • Provide at least 2 roof styles • Vary the use and form of dormer windows • Vary the building materials so that no more than 70% of cottages in a cluster feature the same combination and application of materials. • Vary the dominant building color so that no more than 70% of units in a cluster feature the same dominant color. Parking R-1 Low Density None SFO Cottage Cluster One and a half parking space maximum per unit. For development sites providing three or more parking spaces or garage units, surface parking and garages shall be shared and abut a minimum of one development site interior lot line. PC Agenda - Page 16  Attachment A Topic Current Code Standard Proposal SFO Single-Family Detached Entrances R 1 Low Density None SFO Single-Family Detached All dwelling units are required to provide an individual covered entry porch with a minimum area of 30 square feet and a minimum depth of 4 feet. Open Space R-1 Low Density None SFO Single-Family Detached None Parking R-1 Low Density None SFO Single-Family Detached Two parking space maximum per unit. NOTE: Special Area Zones and certain neighborhoods such as (but not limited to): South University, Fairmont, and Amazon have additional, alternate and often more limiting standards in R-1. Additionally certain lot types such as (but not limited to): alley access and flag lots in area specific neighborhoods have different and often more limiting standards than in other R-1 zones R 1.5 is not allowed in Amazon, Fairmont, and South University neighborhoods. PC Agenda - Page 17  ATTACHMENT B Single Family Options – Land Division Concepts Topic Proposal Purpose Intent of land division is to encourage the creation of lots that can be purchased for home ownership. When Required - Land division approval (partition or subdivision) proposed to be required to allow for the creation of the following Single Family Options housing development types: Single-Family Detached, Rowhouse and Narrow Houses. - Land division proposed not to be required, but may be utilized for, the Courtyard and Cottage Cluster housing development types. - Applicant to commit to specific housing development type at land division Process/Criteria Land divisions to be subject to the current provisions in the Eugene Code for partitions and subdivisions, including process (Planning Director approval) and criteria. Any land division of three or more lots currently requires Neighborhood/Applicant meeting prior to submittal. Density Density to be based on development site for the housing development. Lot Standards Each housing development type to have specific lot standards, including lot area, frontage and width requirements. Lot standards for Courtyard and Cottage Cluster will be smaller than typical single family lots to allow for smaller homes and design flexibility, but will ensure that maximum density will not be exceeded. Shared Areas Required common open space areas and shared vehicle use areas (vehicle access location, driveway location and width, and location of required parking) for a development to be provided as separate lots/tracts or via easements over housing lots. The location of these areas must be shown on partition or subdivision plan. Site Plan As part of land division, applicant to submit a conceptual site plan demonstrating that the proposed lots can enable future development consistent with the following development standards: lot coverage, building setbacks, building size and dwelling unit size. PC Agenda - Page 18  ATTACHMENT C South Willamette Special Area Zone – Design Review Concepts Topic Proposal Purpose Consistent with the Envision Eugene recommendations, an alternative design review process is proposed to allow broader design freedom as well as discretion in applying design standards. The intent is to provide an elective process that developers can choose instead of meeting all of the clear and objective standards at the time of building permit review. Design Review would provide a path for development proposals that creatively meet or exceed the design standards (but would not provide for standards to just be waived). Process Because Design Review necessarily involves the application of discretion due to the nature of the criteria (as opposed to the application of clear and objective standards), a land use application process is required (including public notice and opportunity to appeal). As proposed, applications would be subject to the procedures currently used in the Eugene Code for Design Review (planning director approval). Any Design Review request also requires a Neighborhood/Applicant meeting prior to submittal. Level “Level 1” Design Review: Applicable when an applicant requests flexibility to one category of design standards (such as open space). A “Level 1” application would only need to address the criteria specific to that category. (Only one “Level 1” application would be allowed per development, to prevent serial applications.) “Level 2” Design Review: Applicable to all Design Review applications where an applicant requests flexibility to more than one category of design standards, thereby triggering a more comprehensive review of the development. A “Level 2” application would need to address all of the design review criteria. Both would be subject to the same process (see above). Eligibility Certain design standards are proposed to not be eligible for flexibility under a Design Review application, meaning that such design standards would need to be met even if an applicant elected to go through Design Review. These include: Mixed Use and Apartment/Condo Subdistricts: Height, transitions, access and parking location, an entrance onto a primary street, and the special set-back and associated allowed improvements. Single Family Options Subdistrict: Height, building scale, access and parking (including garage standards), transitions and screening, identification with an allowed development type. Criteria Each category of clear and objective design standards (such as open space or active street front) would have corresponding specific and relevant Design Review criteria that are tailored to support the vision as articulated in the South Willamette Concept Plan. PC Agenda - Page 19