The Central Design District is as provided in Map 73-4. Development in the Central Design District is approved through the architectural review process, and all development must be consistent with the requirements of this Chapter.

(1)

Purpose. The "Central Tualatin Concept Plan and Design Guidelines, October 2001" were developed for the Tualatin Commons Enhancement Strategy Work Plan and are intended to enhance the identity of the Tualatin Commons area. The purpose of the Guidelines is to:

(a)

Provide prospective developers and designers with a checklist of items that must be addressed in Central Design District proposals;

(b)

Provide the City of Tualatin with an overall conceptual approach that will enable determinations on proposals that are in concert with and add to the Central Tualatin Concept Plan; and

(c)

Provide the City of Tualatin with a method of evaluating public and private development or redevelopment on a consistent basis.

(2)

Applicability. The Design Guidelines apply to the Central Design District as shown on TDC Figure 73-4. The Design Guidelines are structured into four topic areas:

(a)

Central Tualatin Concept;

(b)

City Connections;

(c)

Spaces and Landscapes; and

(d)

Buildings.

All development in the Central Design District should strive to meet the following guidelines to the maximum extent practicable. Architects and developers must consider these guidelines and the provisions of TDC 73.050(1) in designing new development in Central Design District and must include in the Architectural Review application a narrative explaining how the development considered each of the Design Guidelines and how the guidelines are balanced. Consideration of the guidelines includes an evaluation of how the proposal is or is not consistent with each guideline. In case of conflicts between guidelines or between guidelines and other objectives in TDC Chapter 73A through 73G, the proposal should provide a balance. To the maximum extent practicable, development in the Central Design District should be designed to:

(1)

Central Tualatin Concept.

(a)

Draw People and Activity Into Central Tualatin. Central Tualatin is strategically situated to be both a local and regional focal point. Developments should lend themselves to attracting a variety of pedestrian activities at the core of Central Tualatin. Entry points into Central Tualatin should establish a sense of arrival.

(b)

Encourage Further Development. Buildings and spaces should reflect an analysis of historic and existing design principles, as well as create design opportunities for new adjunct development.

(c)

All Seasons City. Building uses and exterior spaces should lend themselves to use throughout all four seasons. Designs should include protected spaces and pathways to enable year-round use by visitors and inhabitants.

(d)

24-Hour/Seven-Day City. Developments should foster the idea of extended hours of use throughout the week. Where uses are subject to "business hour" operation, the development should include amenities that provide for external enjoyment of buildings at all times of day.

(e)

Heart of a Great City. Buildings and spaces between them should be carefully designed and crafted to reinforce each other. This reinforcing design should be of high importance for buildings which front public improvements and major circulation systems.

(f)

Sustainable Design. New development should embody current "green" building techniques wherever possible. Energy efficient design options should be explored as well as alternative building products which have less impact on the local as well as world environment.

(g)

Buildings as Good Neighbors. Each building should be designed to fit into the evolving context of Central Tualatin and should contribute and enhance the public experience, not only of itself, but of the buildings that provide its context. Undesirable elements of buildings should either be screened or hidden from view.

(h)

A Place of Multiple Activities. When practicable, include multiple uses in building structures, as well as flexibility in the use of exterior spaces.

(i)

Scale of the Street. Building heights adjacent to a street edge should be at least as tall as half the width of the right-of-way. Street trees can also be used in meeting the height goal. A combination of buildings and trees are generally the best solution to create the framework of the street.

(j)

Pedestrian Interaction. Buildings and exterior space should foster activity and interaction of citizens at a pedestrian scale. Encourage a variety of uses within walking distance for residents, employees, and visitors.

(k)

Building Setbacks. Buildings within Central Tualatin must meet zoning regulations but should be encouraged to front the street edge. In addition, buildings placed close to side and rear property lines should be designed with sensitivity to future development on adjacent properties.

(2)

City Connections.

(a)

Visual Linkages. Design interior and exterior spaces that recognize and promote visual linkages to other defining elements, such as monuments, civic spaces, and other natural and urban landmarks that orient the user.

(b)

Clustering of Attractors. Connections between major downtown attractors should be strengthened in order to create an easily walkable and friendly atmosphere. Reinforcement of connections could include new signage, landscaping and visual cues.

(c)

Axial Relationships and Monuments. Recognize existing and potential axial relationships of places and buildings and incorporate, in building form or in monuments, extensions or terminations of these relationships.

(d)

Places and Connections. Provide a safe, inviting series of interconnected "places," both interior and exterior to the building structures. Provide linkages to adjacent neighborhoods for pedestrians, bicycles, and automobiles.

(e)

Transit Dynamics. Public transit is fundamental to the future of Central Tualatin and its connection to the region. Both existing and future public transit expansion should be considered in any new development plans.

(f)

Driving and Parking. In the design of streets and parking areas, functional requirements of vehicular activity should not compromise, but should enhance, the pedestrian environment.

(g)

Pedestrian Opportunities. Integrate pedestrian circulation systems with existing and planned systems, both indoor and outdoor, that connect public rights-of-way and spaces, activities and uses, utilizing furniture and landscaping that are convenient to use and in character with the public improvements.

(h)

Connection to the River. The Tualatin River and Hedges Creek are valuable and unique community resources. Development should be sensitive to the natural character of the river and creekfront. Provide linkages from Central Tualatin to these resources for pedestrian and bicycle access.

(i)

Green Streets. Promote creation of "green" streets and surface parking areas utilizing features like permeable paving, solar powered lighting, and native landscaping. City design standards should be flexible to allow designs that have a minimal impact on non-renewable natural resources.

(j)

Connections through Buildings. Promote design that allows for public interaction with buildings. Encourage pedestrian walkways through, and elevated connections between, sections of the building.

(3)

Spaces and Landscapes.

(a)

Civic Rooms. Development of public spaces within and around Central Tualatin should contribute to the formation of "civic rooms." Within these rooms, specific commercial and public uses, circulation patterns, public art, and architectural character will be encouraged to reinforce the "room" and its linkage to the overall Central Tualatin area.

(b)

Areas of Many Functions. Create pathways, open spaces and enclosed or sheltered public spaces to be flexible and to accommodate a number of functions, whether organized or casual.

(c)

The Street. Define the street through delineation of right-of-way with the building edge, landscaping, lighting and signing appropriate to the function of the street and the area of Central Tualatin it serves. Street trees spaced at no more than 30 feet on center is critical to establishing the character of a street.

(d)

The Intersections. Consider intersections as a "room" within the City. Maintain vehicular flow requirements while providing safe and convenient pedestrian access. When possible, focus the location of building entries, building details, street lighting, and signage at intersections.

(e)

Courtyards and Plazas. In private development, design courtyards and plazas that provide a continuity of experience between the inside and outside of the building and between the public and private realm.

(f)

Open Space Defined By Buildings. The spaces between buildings should enhance the public experience through building design, form and organization.

(g)

Inside and Outside. Ground floor activities in buildings within Central Tualatin should present an interesting and enticing addition to the pedestrian experience. Exterior walls abutting public rights-of-way must have more than 50 percent of the surface in windows, showcases, displays, art or pedestrian access elements.

(h)

Roofscaping. The rooftops of buildings within Central Tualatin present an opportunity for "green" design and upper level activities. New development should be encouraged to create eco-roofs and/or opportunities for places where activity could enhance the street.

(i)

Street Trees. Selection of trees along street edges should create a unifying canopy for the street. Trees with strong vertical shapes should be used sparingly to avoid a discontinuous or "lollipop" appearance.

(j)

Signage. Business identity signs, while conforming to other requirements of the sign ordinance, should add to the quality and character of the street. Signs should also relate to the building's character and provide identity and focus for the use.

(4)

Buildings.

(a)

Building Form. Single-purpose buildings should be treated as "stand-alone" structures with style and size appropriate to use. Mixed-use buildings should be designed to relate contextually to the surrounding buildings. In general, all new development should compliment adjacent buildings.

(b)

Adaptable Design. As Central Tualatin evolves over time, the market will dictate changes in uses and densities. Design of buildings should consider flexibility in use and density over the life of the building.

(c)

Active Buildings along Linkage Streets. Where linkage streets are identified within Central Tualatin, active uses should be developed to support them. A retail corridor along the major street edges would help to reinforce the pedestrian link between focal points or attractors.

(d)

Solar Access. New development in Central Tualatin should be designed to provide solar access and to minimize the impact of shadows on neighboring buildings and spaces. The use of upper floor setbacks and sloping roofs is encouraged.

(e)

The Outside Wall. The "outside wall," the building's presentation both to passers-by and to users, should invite participation. Upper levels of buildings facing the street should incorporate decks, balconies or other devices that activate the wall enclosing the street.

(f)

Craft of Building. In designing buildings, recognize the "craft of building" as fundamental in creating appropriate building detail. Lasting materials are strongly encouraged and the way buildings are assembled is important to the final product and its relationship to Central Tualatin.

(g)

Building Entrances. Building entrances should support and enhance the pedestrian oriented quality of Central Tualatin. Design entrances to give identity to buildings and uses therein.

(h)

Parking Relationship to Building. Parking areas are to be integrated into the building design. Surface parking should be limited to one-half block areas. Delineate surface parking from pedestrian ways by low vertical elements, such as masonry walls, fences or landscaping.

(i)

Service Areas. Since service access and trash holding areas are expected to be adjacent to road-ways and open spaces, care must be taken to avoid a backdoor appearance to the building faces adjacent to pedestrian areas and other buildings. Employ screening and landscaping to reduce the visual impact of service areas.

(j)

Interior Working Environment. Interior design of buildings in Central Tualatin should recognize the need for quality work environments for all its users. Natural lighting and ventilation should be utilized to the maximum extent possible.

For townhouses, duplexes, residential, and mixed use residential developments in the Central Design District for Common Wall Development, the AR decision must consider the standards in TDC 73A along with the Central Tualatin Concept Standards to determine the appropriate design standard. The design standards may be less than those provided in TDC 73A.

(Ord. No. 1486-24, § 15, 6-10-24)

All common wall residential, commercial, and institutional development in the Central Design District must meet the standards in TDC 73B (Landscape Standards) for landscaping to the maximum extent practicable. Landscape Architects and developers must consider the landscaping elements of TDC 73B (Landscape Standards) in designing new development.

All common wall residential, commercial, and institutional development in the Central Design District must consider the standards in TDC 73C (Parking Design Standards) along with the Central Tualatin Concept Standards to determine the appropriate design standard. The design standards may be less than those provided in TDC 73C (Parking Design Standards).

(1)

Landscape islands and shade trees may be placed to frame views of the Tualatin Commons water feature or identified architectural focal elements.

(2)

The City recognizes certain parking lots within the Central Design District are designed to frame views of the central water feature or identified architectural focal elements.

All common wall residential, commercial, and institutional development in the Central Design District must consider the standards in TDC 73D along with the Central Tualatin Concept Standards to determine the appropriate design standard. In the case of conflicts between the objectives in the Central Design District and those in 73D, the proposal must provide a desirable balance between the two.

All common wall residential, commercial, and institutional development in the Central Design District must consider the standards in TDC 73C.120 (Off-Street Loading Facilities Standards) along with the Central Tualatin Concept Standards to determine the appropriate design standard. The design standards may be less than those provided in TDC 73C.120 (Off-Street Loading Facilities Standards).

(1)

The City recognizes that where a dense mix of uses is desirable in close proximity, pedestrian circulation is strongly emphasized, and the orientation of structures around a central water feature virtually eliminates the possibility of reserving any side of a building solely for truck access.

(2)

The City Manager or the Architectural Review Board may allow a loading area adjacent to or within a street right-of-way in the Central Design District where the loading and unloading operations meet all of the following criteria:

(a)

Short in duration (i.e., less than one hour);

(b)

Infrequent (fewer than three operations daily);

(c)

Does not obstruct traffic during peak traffic hours;

(d)

Does not interfere with emergency response services;

(e)

Is acceptable to the applicable roadway authority; and

(f)

The design standards for the abutting road allow on-street parking.

(3)

Adjustments may include, but are not limited to:

(a)

Reduction in the number of loading berths required;

(b)

Adjustment of loading berth size specifications and right-of-way restrictions;

(c)

Shared loading berths and maneuvering areas for use by more than one building;

(d)

Alteration or elimination of screening requirements; and

(e)

Requirements for maintenance of berths in a clean and visually appealing condition.

All common wall residential, commercial, and institutional development in the Central Design District must meet the Access Standards of TDC 73C.090 (Parking Lot Driveway Standards), except when driveway access is on local streets, not collectors or arterials and the building(s) on the property is(are) less than 5,000 square feet in gross floor area, or parking is the only use on the property, then:

(1)

Ingress and egress must not be less than 24 feet; and

(2)

Site access from the public street must be defined with a landscape area not less than five feet in width on each side and extend five feet back from the property line.

(Ord. No. 1486-24, § 15, 6-10-24)