Make efficient use of land and public services, and implement the Comprehensive Plan, by providing minimum and maximum density standards for housing.

Accommodate a range of housing needs, including owner-occupied and rental housing.

Provide for compatible building and site design at an appropriate neighborhood scale.

Reduce reliance on the automobile for neighborhood travel and provide options for walking and bicycling.

Provide direct and convenient access to schools, parks and neighborhood services.

A Traffic Impact Analysis (TIA) shall be submitted with each development application pursuant to the City's Traffic Impact Study Guidelines. The TIA shall address, but is not limited to, the following traffic management mechanisms: physical site controls on existing traffic, p.m. peak hour existing traffic limitations, traffic monitoring, restrictions on the number of parking spaces, transportation/transit information center; flextime, staggered working hours, car and van pool spaces, and similar ride share programs.

The procedures and application requirements under Chapter 16.63 (Land Divisions and Property Line Adjustments) and Article 16.4 (Community Design Standards) shall apply to all development in the Village Townhouse District. If language within these sections conflicts with specific requirements and standards of the village townhouse district, the standards within the village townhouse district shall prevail.

Minimum Setbacks.

Configuration and Façades.

Entries and Porches.

Roofs. Hipped, gambrel, or gabled roofs are required. Flat roofs are prohibited.

A maximum of two accessory structures, including one accessory dwelling unit, may be permitted on a lot.

An accessory structure and its projections shall be detached and separated from other structures by a minimum of three feet.

Only one accessory structure per lot may exceed 100 square feet in area.

Accessory structures greater than 100 square feet in area shall comply with the following requirements:

The front yard setback shall be no less than the front façade of the primary dwelling unit (not including porches, bays, garages, and architectural features). Garages shall comply with the front yard setback standards of Clackamas County ZDO Subsection 1604.06(F).

No side or rear yard setback shall be required for any detached accessory structure that is 100 square feet or less in area and does not exceed a height of feet.

For structures that exceed 100 square feet in area or eight feet in height, rear and side yard setbacks shall be as follows, except where a rear or side lot line is adjacent to a street, pedestrian path, sidewalk, or accessway, in which case a minimum setback of five feet is required:

A minimum of one off-street parking space shall be located in a garage and no required parking or loading space shall be used for storing a recreational vehicle, camper, or boat.

A detached garage may be placed at the rear of a lot.

A front-access garage attached to the dwelling structure shall be recessed a minimum of two feet behind the front façade (not including porches, bays, and architectural features) and a minimum of 20 feet from the street right-of-way.

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.

If located in the front, the garage opening and the driveway shall not exceed a width of 10 feet.

If an alley adjoins a lot, then garage access from the street is prohibited.

Fences and sight-obscuring plantings shall comply with intersection sight distance requirements.

The maximum height of a fence or sight-obscuring planting shall be six feet along the side and rear yards behind the front building line, and four feet forward of the front building line.

Existing manufactured dwelling parks shall not be redeveloped with a different use until a plan for relocation of the existing tenants is submitted and approved by the Planning Official or designee.

The RCMU District is a planned mixed use area and is subject to the master plan requirements of Chapter 16.65 except as modified by this section.

A master plan shall be required for development of any land within the Eagle Landing Plan Area (areas designated RCMU and PMU 6) as designated on Happy Valley Comprehensive Plan Map X-CRC-2.

Five hundred eighty-four dwelling units within the Eagle Landing Plan Area.

Six hundred thousand square feet of office or commercial development within the RCMU District.

The Development Phasing Plan shall demonstrate:

The Development Phasing Plan shall also identify in what order and how proposed public utilities, public facilities and other improvements and amenities necessary to support the project will be constructed, dedicated or reserved.

Buffering. When existing residential uses are located adjacent to a RCMU master plan site, such uses shall be buffered from an RCMU master plan site with landscaped buffers or by the location of streets, parks, plazas, greenways, or lower density residential uses in an RCMU master plan.

Access and Circulation. Circulation on site must meet the minimum requirements shown on the Urban Design Elements map, and in addition:

Pedestrian-Oriented Areas. A master plan shall include pedestrian-oriented areas which do not front solely on arterial streets and parking fields. The purpose of this standard is to enhance the pedestrian experience and "village feel" of the centers. As part of a master plan review, applicants shall demonstrate compliance with this standard by using a combination of the following, or similar, concepts and guidelines:

Building Height. Permitted minimum and maximum building heights shall be established by an approved master plan for all subsequent development. Building heights should emphasize creating a compact urban form in a context-sensitive and sustainable manner.

Building Orientation. New buildings shall have at least one public entrance oriented to a state, county, public, or private street. Buildings shall have first floor windows with views of internal activity or display cases, and the major entrance on the building façade facing the street the building is oriented to. Additional major entrances may also be allowed facing minor streets and parking areas.

Structured Parking Adjacent to Pedestrian Facilities. 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 façade facing the pedestrian facility. Techniques to use include, but are not limited to:

Parking and Loading. Parking and loading shall meet the requirements of Chapter 16.43 and the landscaping requirements of Chapter 16.42.

Drive-Through Window Facilities. Drive-through window facilities are allowed subject to the standards in Section 16.44.090.

Gateways. Provide for a gateway at a key intersection with special design and landscape treatment that are intended to provide a visual announcement that people are entering a special area.

Public Facilities. The city may require the provision of, or participation in, the development of public facility improvements to implement the Clackamas Regional Area Plan. Such improvements include, but are not limited to, the following:

Maintenance Mechanisms. The city may require the formation of a maintenance agreement or other suitable mechanism to assure that the following maintenance responsibilities are adequately addressed:

Open Space. A master plan shall contain a minimum of 10% useable open space. Open space shall be integral to the master plan. Plans shall emphasize public gathering places such as plazas, neighborhood parks, trails, and other publicly accessible spaces that integrate land use and transportation and contribute toward a sense of place. Where public or common private open space is designated, the following standards apply:

Other Applicable Provisions. With respect to the adjacent properties lying south of the proposed RCMU District and east of SE Stevens Road ("Adjacent Properties"), the provisions of the following Clackamas County land use decisions, including conditions of approval, which benefit the adjacent properties and apply or relate to buffering, required setbacks, drainage, and location of any bicycle and pedestrian path, shall remain in effect. The master plan and subsequent development within the RCMU District shall comply with those provisions.

Design Review. New development in the district shall be subject to Chapter 16.62, Land Use and Design Review (including Section 16.46.010 and Appendix B, Happy Valley Style).

Major or minor arterial streets;

Major or minor arterial street and collector street.

Arterial street and arterial street (any combination of major and minor);

Major or minor arterial street and collector street;

Collector street and collector street.

Provision of a "main street" and/or village center area that is framed by buildings oriented to both sides of the street or center;

On-street parking;

Storefront character, with entries oriented to the street, large display windows, and front façades broken into divided bays;

Public plazas and promenades;

Strong corners, as described in Happy Valley Style;

Residential uses on upper stories;

Public uses in prominent locations.

Concept Master Plan. A proposed plan for development of the site at full build-out of the concept plan that contains the approximate building envelopes by use within a conceptual framework including pedestrian, bicycle and vehicular circulation, open space/natural resource and on-site utility plans. The concept plan also includes minimum and maximum development standards; architectural, landscaping and pedestrian design standards; building and landscaping materials lists; and other information that will illustrate planned development. The plan also shall include a phasing plan and proposed schedule of development. For each phase of development and at full build-out, the applicant shall identify the total square footage by type of use; development density; parking and traffic generation; on-site utility requirements; and required off-site capital improvements for roads and other public infrastructure. A detailed traffic impact analysis (TIA) detailing traffic volumes at each phase of development and at full build-out is required.

Detailed Phasing Plans. At the time of development of each phase of development, the applicant shall present a detailed development plan including, but not limited to, the maximum size, location and use of specific buildings; size and location of parking facilities; building and parking structure elevations; location and design of on-site pedestrian, bicycle and vehicle circulation; design and location of open space and natural resource protection; and detailed utility plan. The applicant also shall confirm traffic impacts for the phase originally identified in the overall TIA required at the time of the concept plan approval. The proposed development shall substantially conform to the architectural and site design standards approved in the Concept Master Plan.

Existing Conditions Plan.

Concept Master Plan.