The purpose of the parks and natural area design review provisions is to establish a process and standards for the review of park and natural area development proposals to ensure that the intent of the Parks Master Plan is satisfied and the planned program needs of the different classes of parks and natural areas are respected and provided for. Attention will be paid to the proposal’s scale, layout and design, its compatibility with the natural environment and the surrounding neighborhood. Compliance with the Transportation Planning Rule (TPR) will be encouraged but not to the point of diminution of, or adverse impacts on, the natural resource areas or the functionality of the park.

There are eight categories of park and natural resource facilities as established in the Parks Master Plan. The categories are:

1.    Active-oriented parks.

2.    Passive-oriented parks.

3.    Special use parks.

4.    Linear parks/open space.

5.    City beautification areas.

6.    Pathways and trails.

7.    Natural resource areas.

8.    Multi-use parks.

Active-oriented parks. Active-oriented parks are developed sites that support recreation opportunities including sports and play with facilities, often featuring restrooms, picnic shelters and tables.

Passive-oriented parks. Passive-oriented parks are more natural sites that provide trail-related recreation opportunities and passive outdoor activities such as wildlife watching, nature interpretation and picnicking. Several sites also provide river views or river access.

Special use parks. Special use parks are single-purpose developed sites that include specialized facilities such as a community center, boat ramp, or fishing dock or other unique use.

Linear parks/Open space. Linear parks are open space areas that often bring together patchworks of City-owned lands, stream corridors, and rights-of-way to create a linear facility whose primary goal is to provide a passive recreation experience.

Limited facilities such as benches and picnic tables may be provided, but these parks are primarily designed as corridors for trails, bike and pedestrian paths. The TPR is often well served by these bike and pedestrian paths. Linear parks also provide important visual relief from the built environment. Given their physical and visual accessibility, and the fact that they can extend long distances through the community and be used by many neighborhoods, linear parks can be one of the best investments that cities can make. Ideally, they will be at least 100 to 200 feet wide; however, critical linkages in the system can be as narrow as 10 to 20 feet if that is what it takes to make the connection. Trailheads at the termini of the park are helpful as are trailheads at regular intervals along the length of the linear park.

City beautification areas and public spaces. City beautification areas are intended to provide for the aesthetic needs of the residents. Rather than a physical experience, these areas provide a visual experience. They can take the form of landscaped entryways to the City, landscaped medians, or street corners. Expanding beyond that definition and the expectations of the Parks Master Plan, this park category shall also include public spaces, such as plazas and squares, where the emphasis is on outdoor concerts, farmers’ markets, street fairs, and socialization.

Pathways and trails. Pathways and trails may be incorporated into park facilities, but may also be stand-alone facilities in open space. Communities provide urban paths and trails for their recreational value as well as their value as part of a community’s commitment to the TPR. Trails and paths should be developed to provide linkages between schools, parks, neighborhoods, and the community and even integrate with regional trail systems. An example would be the trails and paths that crisscross the Tanner Basin neighborhood of West Linn and make it possible for children to access school on foot or bicycle in relative safety. Rudimentary gravel foot trails can be three to six feet wide. Paths in high use areas should be in the four- to 10-foot width range and paved. In neighborhoods that are built up with limited space to accommodate the paths or trails, reduced widths and non-traditional designs are encouraged if the alternative is no trail or path at all. Emphasis on providing routes that follow the cognitive patterns of residents is important. Surveillance potential and defensible space are also important considerations.

Natural resource areas. The primary focus is on the long-term protection of natural areas. These natural areas can come in the form of natural drainageways, creeks, wetlands, river greenway areas, habitat protection areas, steep hillsides, significant tree clusters or plant materials, or where the preservation of an open space area provides a visual relief from the images of the built and urbanized environment.

Since the emphasis is upon the protection of the resource, the facilities should be limited. Typically, these facilities include interpretive centers, restrooms, trails, vehicular access, and parking lots. Active recreation facilities, such as organized playing fields, are discouraged. They should only be accommodated if the park is large enough and there is adequate separation between the activity area and the natural resource. At all times, the central philosophy is deference to the natural resource over human needs.

Multi-use parks. Multi-use parks mix developed and natural areas and offer both active and passive recreation opportunities, ranging from active sports to quiet nature strolls. Several of these parks also have amenities and facilities to support large group gatherings and events. (Ord. 1604 § 54, 2011; Ord. 1694 § 2, 2019)

A.    This chapter applies to the development of all new parks and natural resource areas. It also applies to changes including the introduction of new facilities and major repairs at existing parks and natural resource areas. No work, except as exempted in CDC 56.025, may take place in these parks and natural resource areas without first obtaining a permit through this chapter and through the appropriate decision-making body. Chapter 55 CDC, Design Review, shall not apply to park development or structures or facilities in parks. Unless specifically exempted by this chapter, all relevant CDC chapters shall apply.

B.    There are two classes of Park Design Review – Class I and Class II. Class I park design review applies to minor changes to park facilities. It is reasonable and appropriate that a simpler but more focused set of standards shall apply. Class II park design review applies to the development of any new park or significant changes to an existing park or natural area. The specific submittal standards and approval criteria are explained in CDC 56.070 through 56.100.

C.    Class I design review. The following is a non-exclusive list of Class I design review activities or facilities:

1.    New sidewalks, if over 200 feet long (see CDC 56.025).

2.    New trails, if over 200 feet long (see CDC 56.025).

3.    New paths, if over 200 feet long (see CDC 56.025).

4.    Additional recreation amenities or facilities including playground equipment, picnic shelters, and playing fields so long as those facilities are consistent with the program established for the park and the impacts are expected to be minor. (An example of program consistency would be Class I design review of a proposal to add two more swing sets at an active-oriented park; conversely, it would be a Class II if the proposal would add swing sets in a natural resource area.)

5.    Fences and walls, over 200 feet long (see CDC 56.025).

6.    Addition or reduction of less than 10 percent of total square footage of an existing building so long as there is no encroachment towards a resource area.

7.    Minor road realignment under 200 feet long. Realignment must not come closer to any existing resource area than it currently is.

8.    Ten percent additions or reduction of parking stalls.

9.    Major modification of a landscape plan (including water features, ponds, pergolas, arbors, artwork, sculptings, etc.). Replacement of one type of flowers with another or tree planting would not have to go through review.

10.    Minor modifications and/or minor upgrades or repairs of public or private utilities in the park or resource area. Any proposed excavation or grading within a drainageway will require Class I review and will be covered with a natural drainageway permit. Emergency repairs, authorized by the City Manager, would be exempt from this chapter per CDC 56.025. Post-emergency site restoration or mitigation would, however, be required.

11.    Americans with Disabilities Act (ADA) compliance (e.g., ramps and paths) is exempt when the improvement is outside of a natural resource area per CDC 56.025. Construction of ADA-accessible interpretive paths and related facilities in natural resource areas shall go through Class I design review.

12.    Freestanding art and statuary under five feet tall.

13.    The addition or removal of a park or natural open space facility or site feature. This could involve, for example, the elimination of a softball diamond.

14.    Other land uses and activities may be added if the Planning Director makes written findings that the activity/use will not increase impacts to any nearby resource area or abutting residential property, does not conflict with the program established for the specific park or natural resource area/open space, and is consistent with the type and/or scale of activities/uses listed above.

D.    Class II design review. The following is a non-exclusive list of Class II parks design review activities or facilities:

1.    Site preparation for and/or development of a new park or natural area.

2.    Outward expansion of an existing park or natural area.

3.    Addition or reduction of more than 10 percent of total square footage of an existing building, including any dimensional change if it would result in encroachment towards a natural resource area.

4.    Any program change that results in a change in the function and classification of the park or resource area (e.g., from active park with playing fields to passive park with no playing fields. Any change that puts park program at odds with, or in violation of, Parks Master Plan).

5.    Any change or proposed development which, by its scale or scope of work, requires that a full and comprehensive review be undertaken in the public forum. See CDC 56.025, Exemptions, for buildings over 10,000 square feet. (Ord. 1754 § 1 (Exh. A), 2024)

The provisions of this chapter exempt the following activities from review:

A.    Architectural or other replacement in kind. An example would be replacing a composition roof on a picnic shelter with a new composition roof. Replacing the grass turf of a playing field with synthetic turf would be an example of other replacement in kind. Also exempt is replacement in kind of building materials that are equal or superior to existing materials (for example, replacing T-111 wood siding with cedar lap siding or brick or replacing a gravel path with an asphalt path). For buildings, the replacement in kind cannot constitute more than 50 percent of the valuation of the structure; if it does, then Class I or II design review is required, depending on the size of the building (e.g., a 10-foot by seven-foot tool shed would be Class I). The Planning Director shall make the initial code interpretation. This interpretation is reviewable and amendable by the Planning Commission.

B.    Changes in color schemes, wall art, and freestanding statuary or art under five feet tall are exempt from design review, but shall be subject to Planning Director review under the provisions of CDC 99.060(A)(2), prescribed conditions, with consideration of CDC 55.090. No published findings or notice are required.

C.    Revision to parking alignment or circulation so long as it only involves restriping or painting new directional arrows. These changes will be subject to CDC 99.060(A)(2).

D.    ADA facilities, such as access ramps and modifications to accessways to improve accessibility, outside of resource areas are exempt.

E.    Removal of ivy and other invasive vegetation, such as from trees and elsewhere, including in natural resource areas.

F.    Construction of new sidewalks, paths, and trails that are less than 200 feet long and do not intrude into natural resource areas (NRAs). If they intrude in NRAs, then Class I parks design review is required.

G.    Emergency repairs or maintenance. The City Manager, or designee, shall make the determination that emergency conditions exist. All necessary restoration, mitigation or permitting, as required by this chapter, shall be undertaken by responsible parties once the emergency period has ended.

H.    Installation of directional or interpretive signs shall be exempt from this chapter, but must address the provisions of Chapter 52 CDC as required.

I.    Transit shelters.

J.    Fences and walls up to 200 feet long. If a fence is in an NRA, then Class I parks design review is required.

K.    Changing sports programs from one sport to another at an existing sports field or facility.

L.    Minor changes to park landscaping such as replacement of one type of flowers or groundcover with another or planting trees.

M.    Buildings or structures over 10,000 square feet shall be exempt from review under this chapter. Buildings or structures over 10,000 square feet shall go through review of Chapter 55 CDC. (Parkland on which the building is sited will still go through review of this chapter.)

A.    A pre-application conference is required before submitting a development plan application for design review as provided by CDC 99.030(B).

B.    The application shall be submitted by the record owner(s) of the property, or authorized agent. For City applications, the City Manager shall submit the application.

C.    Action on the development plan application shall be as provided by Chapter 99 CDC, Procedures for Decision-Making: Quasi-Judicial, and the following:

1.    The Planning Director for Class I parks design review applications, or the Planning Commission for Class II parks design review applications, shall approve, approve with conditions, or deny the application based on findings related to the applicable criteria set forth in CDC 99.110 and this chapter.

2.    A decision by the Planning Director shall be reviewed by the City Council if the case is appealed.

D.    Significant changes to the approved development plan will require reapplication per CDC 56.050. “Significant changes” are defined as more than a 10 percent modification in the design or footprint of a structure or any design that brings the use (e.g., playing field, sidewalk, etc.) closer to a natural resource area or a neighboring home. Minor changes to the design or proposal that are mandated by new State, federal or local laws, engineering standards or building codes are not deemed significant.

If substantial construction, as defined in Chapter 02 CDC, has not occurred within three years from the date of approval of the development plan, the approved proposal will be void unless an extension is granted under CDC 99.325. Phased improvements to a park or natural area, with clearly stated timeline, are permitted under the provisions of CDC 56.060. However, substantial construction of the final phased improvement must be begun within five years of the original approval date. (Ord. 1589 § 1 (Exh. A), 2010)

A.    When significant changes are made to the approved development plan, then a reapplication to the appropriate decision-making authority shall be required. A non-exclusive list of examples of significant changes are as follows:

1.    Major realignment of the roads, especially if the road moves closer to the NRA or nearby homes.

2.    Relocation of the parking lot.

3.    A shift in the high activity area, such as a soccer field, from one part of the park to an area that was not planned to have such a high intensity use. Substituting equal-level intensity uses is not significant (e.g., replacing a soccer area with a softball area).

4.    A revised lighting scheme that would illuminate an area that was not expected to be illuminated shall be deemed a significant change.

5.    Any existing or planned activity or structure that is moved closer to a natural resource area.

6.    More than 10 percent increase in the building footprint.

7.    Significant changes to the architecture that modify the style, mass, or result in elimination of significant design features.

8.    Changes in color or materials using non-approved or non-earth tones and/or the use of materials of poorer quality (for example, going from tile roof to composition roofing).

B.    Changes to the project/site plan to meet conditions of approval, federal, State, or metro legislative changes, or new building code requirements shall not trigger an amendment.

The applicant may elect to develop the site in phases, also known as stages. The applicant shall delineate the boundaries of the phases on a map and provide a narrative that explains what improvements or facilities can be expected with each phase and when development for each phase is to be initiated. The decision-making authority must approve phased development with a clearly stated timeline for each phase, per the provisions of CDC 99.125. Once work on a phase is initiated by the approved timeline, it is not necessary that all the work of that phase be completed by the timeline date so long as reasonable progress is being made.

A.    The design review application shall be initiated by the Parks Director.

B.    A pre-application conference shall be a prerequisite to the filing of an application.

1.    The Planning Director shall explain the applicable policies, ordinance provisions, opportunities and constraints which may be applicable to the site and type of proposed development. The Planning Director shall determine which class of park design review is required.

2.    The following subjects shall be reviewed at the pre-application conference:

a.    Identification of the proposed park classification (e.g., active- or passive-oriented park).

b.    The appropriate facilities and programs that should be provided according to the park classification.

c.    The physical and visual accessibility of the site.

d.    The property’s location and size, the Comprehensive Plan, zoning, and other possible and applicable ordinance provisions.

e.    Consideration of buffers, screening, or direction of lighting.

f.    The natural features on the site: topography, drainage courses, microclimate vegetation, and soil conditions and stability.

g.    The availability of utilities (on site and off site).

h.    Vehicular access, trip generation, and potential traffic problems.

i.    The availability of transit, capacity of the road system, and existence of plans for bicycle and pedestrian ways.

j.    Conditions placed on previous applications.

k.    Review submittal requirements.

l.    Preferred architectural design and building orientation.

m.    Location of planned activity areas to satisfy functional needs of the park.

3.    A prerequisite to the filing of an application for a new park or resource area/open space under Class II parks design review is that the Parks Director must demonstrate that the adopted community planning process for parks has been followed. Alternately, the Parks Director will hold a meeting with the respective City-recognized neighborhood association, per CDC 99.038, at which time the Parks Director will present the proposal and receive comments. No neighborhood meeting is required for a Class I design review.

4.    The applicant shall submit a completed application form.

5.    The applicant shall provide the submittal for either a Class I or II park design review as explained in CDC 56.075 or 56.080. (Ord. 1636 § 40, 2014)

A.    The application for a Class I parks design review shall contain the following elements:

1.    A site analysis (per CDC 56.110) only if the site is undeveloped.

2.    A site plan (per CDC 56.120) is required.

3.    Architectural drawings, including building envelopes and all elevations (per CDC 56.140), but only if architectural work is proposed.

4.    Pursuant to CDC 56.085, additional submittal material may be required.

5.    One copy at the original scale and one copy reduced to 11 inches by 17 inches or smaller of all drawings and plans must be submitted. One copy of all other items must be submitted. The applicant shall also submit one copy of the complete application in a digital format acceptable to the City. When the application submittal is determined to be complete, additional copies may be required as determined by the Community Development Department. (Ord. 1621 § 25, 2014; Ord. 1622 § 15, 2014)

A.    The application for a Class II parks design review shall contain the following elements:

1.    A site analysis (per CDC 56.110);

2.    A site plan (per CDC 56.120);

3.    A grading plan (per CDC 56.130);

4.    Architectural drawings, indicating floor plan and elevation (per CDC 56.140);

5.    A landscape plan (per CDC 56.150);

6.    A sign plan (per CDC 56.160); and

7.    A pedestrian and automobile circulation plan.

8.    The utility plan. The application shall include a submittal appropriate to respond to the approval criteria of CDC 55.100(I)(1) through (5) relating to streets, drainage, municipal water, sanitary sewers, solid waste, and recycling storage.

9.    A narrative, based on the standards contained in this code, which supports any requested exceptions as provided under CDC 56.170.

10.    Submit full written responses to approval criteria of CDC 56.100 for Class II design review, or CDC 56.090 for Class I design review, plus all applicable referenced approval criteria.

11.    Class II design review applications, that require Planning Commission review, shall submit 10 full-sized copies of the required plans. Class I design review shall require three copies at the original scale, and three copies reduced to 11 inches by 17 inches or smaller of all drawings and plans must be submitted. Three copies of all other items must be submitted.

A.    The Planning Director may require additional information as part of the application subject to the provisions of CDC 99.035(A).

B.    The Planning Director may waive any requirements for the application at the applicant’s request, subject to the provisions of CDC 99.035(B) and (C).

The Planning Director shall make a finding with respect to the following criteria when approving, approving with conditions, or denying a Class I design review application:

A.    The provisions of the following sections shall be met:

1.    CDC 56.100(C)(1) through (5), Relationship to the natural physical environment, shall apply except in those cases where the proposed development site is substantially developed and built out with no natural physical features that would be impacted.

2.    CDC 56.100(D), Facility design and relationship to the human environment, shall only apply in those cases that involve exterior architectural construction, remodeling, or changes.

3.    Pursuant to CDC 56.085, the Director may require additional information and responses to additional sections of the approval criteria of this section depending upon the type of application.

B.    The Planning Director shall determine the applicability of the approval criteria in subsection A of this section. (Ord. 1547, 2007)

The approval authority shall make findings with respect to the following criteria when approving, approving with conditions, or denying a Class II parks design review application.

A.    Park classification. The proposed park and park programs shall conform to, and agree with, the Parks Master Plan and the parks definitions of CDC 56.015. Reclassifying the purpose of a park and the programs shall require an amendment to the Parks Master Plan.

Park facilities that are not discussed in the Parks Master Plan shall be classified using the criteria of CDC 56.015 and the Parks Master Plan. Once the classification is made, the approval criteria shall take into consideration those program needs and the standards for the specific park type and evaluate the application accordingly.

B.    Visual and physical accessibility. Many of the City’s parks suffer from inadequate visibility, such as Sunburst Park and North Willamette Park, surrounded as they are by housing. Increased frontage on streets allows greater use of on-street parking and less park space being used for parking. The surrounding streets also provide transitions between on- and off-site activities as discussed in subsection (D)(1) of this section. Physical access is also facilitated by having good cognitive locations that can be safely accessed by bike paths and sidewalks. Improved visual access amplifies the investment and positive benefits of parks in that many people who do not stop the car and actually use the park derive emotional benefits by exposure to scenes of open space, trees, and grass fields in a world increasingly dominated by built environments.

C.    Relationship to the natural environment.

1.    The buildings and other site elements shall be designed and located so that all heritage trees, as defined in the municipal code, shall be saved. Diseased heritage trees, as determined by the City Arborist, may be removed at the direction of the City Manager.

2.    All heritage trees, as defined in the municipal code, and all trees and clusters of trees (“cluster” is defined as three or more trees with overlapping driplines; however, native oaks need not have an overlapping dripline) that are considered significant by the City Arborist, either individually or in consultation with certified arborists or similarly qualified professionals, based on accepted arboricultural standards including consideration of their size, type, location, health, long term survivability, and/or numbers, shall be protected pursuant to the criteria of CDC 55.100(B)(2). It is important to acknowledge that all trees are not significant.

a.    Areas of the park that include non-Type I and II lands shall protect all heritage trees and all significant trees through the careful layout of streets, building pads, playing fields, and utilities. The method for delineating the protected trees or tree clusters (“dripline + 10 feet”) is explained in CDC 55.100(B)(2)(a) and in subsection (C)(2)(b) of this section.

PROTECTED AREA = DRIPLINE + 10 FEET

b.    Areas of the park that include Type I and II lands shall protect all heritage, significant and non-significant trees. Groundcover, bushes, etc., shall be protected and may only be disturbed to allow the construction of trails or accessing and repairing utilities. Exemptions permitted under CDC 55.100(B)(2)(c) through (f) shall apply.

3.    In the case of natural resource areas, the topography shall be preserved to the greatest degree possible. Conversely, in non-natural resource areas, it is recognized that in order to accommodate level playing fields in an active-oriented park, extensive grading may be required and the topography may be modified.

4.    The structures shall not be located in areas subject to slumping and sliding. The Comprehensive Plan Background Report’s Hazard Map, or updated material as available and as deemed acceptable by the Planning Director, shall be the basis for preliminary determination.

5.    The park shall be designed in such a way as to take advantage of scenic views and vistas from the park site, as long as such views can be obtained without eliminating significant trees or other natural vegetated areas.

D.    Facility design and relationship to the human environment.

1.    Architecture. Whereas most park buildings are small in size and compatible with existing structure(s) on site and on adjoining sites, the possibility of larger facilities exists. Larger buildings are defined as those over 1,000 square feet and under 10,000 square feet in size. In those cases, contextual design is required. “Contextual design” means respecting and incorporating prominent architectural styles, building lines, roof forms, rhythm of windows, building scale and massing, materials and colors of surrounding buildings in the proposed structure. Also important is breaking the larger building into smaller visual components so that the mass of the building is not so apparent. This is especially relevant when the building is near the perimeter of the park. However, certain uses, by virtue of their functional and spatial requirements, are large and can never be made visually equal or even compatible with nearby homes. Such uses shall not be prohibited from locating at active-oriented park facilities on architectural grounds so long as the applicant’s architect has broken down the building’s horizontal plane into smaller visual components and stepped down the building at the end closest to the off-site structure(s). “Smaller visual components” shall be defined as changes in the horizontal plane every 100 feet created by indentations or pop-outs at least three feet in depth. “Stepping down” shall be defined as bringing the park building’s end section that is closest to off-site dwellings to half the distance between the highest ridgeline of the park structure and the highest ridgeline of the nearest off-site structure. In those cases where visual component breakdown or stepping down is not feasible, the applicant may rely on transitions in terms of distance as reasonable mitigation between on- and off-site buildings. An appropriate minimum distance to achieve mitigation shall be either 150 feet or an existing public right-of-way.

2.    Material. Park structures shall emphasize natural materials such as exposed timbers, wood with brick and stone detail. Colors are subdued earth tones: grays, brown, off-whites, black, slate, and greens.

3.    Human scale is a term that seeks to accommodate the users of the building and the notion that buildings should be designed around the human scale (e.g., average range of human perception). For large buildings, defined as over 1,000 square feet and less than 10,000 square feet in size, human scale shall be accommodated by, for example, multi-light windows that are broken up into numerous panes, intimately scaled entryways, visual breaks (exaggerated eaves, indentations, belly boards, ledges, cornices, awnings, engaged columns, etc.) in the facades of buildings, both vertically and horizontally, but particularly within the first 10 to 15 feet as measured vertically.

4.    Transparency. For all enclosed buildings in the park, with the exception of public restrooms, storage and utility buildings, the main/front building elevation shall provide at least 60 percent windows or transparency at the pedestrian level to create a more interesting building elevation, allow natural/ambient interior lighting and enhance defensible space. One side elevation shall provide at least 30 percent transparency. Transparency on other elevations is optional. The transparency is measured in lineal fashion. For example, a 100-foot long building elevation shall have at least 60 feet (60 percent of 100 feet) in length of windows. The window height shall be, at minimum, three feet tall. The exception to transparency would be cases where demonstrated functional constraints or topography restrict that elevation from being used. When this exemption is applied to a building elevation(s), the square footage of transparency that would ordinarily be required by the above formula shall be installed on the remaining elevations in addition to any transparency required by a side elevation, and vice versa. The transferred transparency is not required to be at pedestrian level and may be incorporated into clerestories or dormers. The rear of the building is not required to include transparency. The transparency must be flush with the building elevation.

E.    Transportation Planning Rule (TPR) compliance. The TPR is a State requirement to reduce dependence upon the private automobile, reduce the total number of vehicle miles traveled and reduce carbon monoxide emissions. One way this can be achieved is by providing greater connectivity within the City from one neighborhood to the next so that circuitous, fuel-consuming trips are reduced. Where park space is bisected by a planned arterial connector as identified in the City’s Transportation Master Plan, then that arterial shall be constructed as part of the park project. Where proposed collector or local streets are shown on the Transportation Master Plan or where existing roads stub out adjacent to the parks property, the road shall also go through, except in those cases where one of the following criteria is met:

1.    The road will eliminate or adversely affect the functional value of the park (e.g., it would go through the only reasonable location for a planned soccer field).

2.    The road will adversely affect the quality or quantity of a natural resource area/open space (e.g., construction of the road will require grading or fill in the resource area; the increased traffic associated with the road will diminish the restorative, contemplative, and natural interpretative opportunities associated with the resource; the impact of the traffic, such as noise, pollutants, and glare, will make the area less attractive as a wildlife habitat or corridor, and/or have adverse environmental impacts on the resource, etc.).

3.    The road will be in conflict with the City Charter languages.

F.    Compatibility between adjoining uses.

1.    On-site screening from view from adjoining properties of such things as service and storage areas shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening:

a.    What needs to be screened?

b.    The direction from which it is needed.

c.    How dense the screen needs to be.

d.    Whether the viewer is stationary or mobile.

e.    Whether the screening needs to be year-round.

f.    Consideration shall be given to the proper screening of lights so that no off-site glare is produced.

2.    Rooftop air cooling and heating systems and other mechanical equipment shall be screened from view from adjoining properties.

G.    Crime prevention and safety/defensible space.

1.    Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants.

2.    The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime, to enhance public safety, and away from natural resource areas to minimize disturbance of wildlife.

3.    Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as large parking lots, stairs, ramps, and abrupt grade changes during hours of intended use or operation.

4.    Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. All projects undergoing design review shall use low- or high-pressure sodium bulbs and be able to demonstrate effective shielding so that the light is directed downwards rather than omni-directional.

5.    Playing fields and court areas shall not be illuminated unless they are separated from nearby homes by adequate distance and/or screening. Adequate distance shall be at least 150 feet. Adequate screening shall be on- or off-site fences, walls, terrain variation or vegetation (trees, etc.).

6.    Lines of sight shall be reasonably established so that the park and its facilities are visible to police and nearby residents.

7.    Large or visually inaccessible parks should ensure that at least some emergency vehicle access is provided to the park’s interior.

8.    Closure times may be posted and/or gates may be installed at City parks to discourage their use at night if necessary for crime prevention and/or public safety.

9.    Park landscaping shall accommodate safety concerns with appropriate use of plant types and ease of maintenance.

H.    Public facilities.

1.    Streets. Sufficient right-of-way and slope easement shall be dedicated to accommodate all abutting streets to be improved to the City’s Improvement Standards and Specifications. In determining the appropriate sizing of the street, the street should be the minimum necessary to accommodate anticipated traffic load and needs and should provide substantial accommodations for pedestrians and bicyclists and in keeping with the character of the neighborhood. Road and driveway alignment should consider and mitigate impacts on adjacent properties and in neighborhoods in terms of increased traffic loads, noise, vibrations, and glare.

Streets shall be installed per Chapter 85 CDC standards. Sidewalks shall be installed per CDC 85.200(A)(16) and 92.010(H). Both chapters allow reduced sidewalk widths to accommodate topographic limitations or to preserve trees.

2.    Parking lots. CDC 46.090 explains the parking requirements for the various categories of parks and open space areas. Except for areas accommodating ADA disabled parking and ADA access, parking lots may be constructed with grasscrete.

3.    Storm detention and treatment and geologic hazards. Per the submittals required by CDC 56.130 and 92.010(E), all proposed storm detention and treatment facilities must comply with the standards for the improvement of public and private drainage systems located in the West Linn Public Works Design Standards, there will be no adverse off-site impacts caused by the development (including impacts from increased intensity of runoff downstream or constrictions causing ponding upstream), and the applicant must provide sufficient factual data to support the conclusions of the submitted plan.

Per the submittals required by CDC 56.130(E), the applicant must demonstrate that the proposed methods of rendering known or potential hazard sites safe for development, including proposed geotechnical remediation, are feasible and adequate to prevent landslides or other damage to property and safety. The review authority may impose conditions, including limits on type or intensity of land use, which it determines are necessary to mitigate known risks of landslides or property damage.

I.    Paths and trails. Paths and trails connect the various activity areas within the park. They can also serve as part of a greater system of connective trails from one neighborhood or destination to another. Just like streets, there is a hierarchy of paths and trails.

1.    Paths that connect the right-of-way and/or parking lot with the main activity area(s) of the park need to accommodate pedestrians, bicyclists, and persons with disabilities (as grades allow). The path shall be paved and five to eight feet wide. Lesser dimensions are allowed where topography and trees limit width. The grade shall be kept to fewer than five percent where the terrain allows. The path may be illuminated if the facility is programmed for night use.

2.    Paths that provide a link through the park to neighborhoods on either side must be recognized for their value in addressing the TPR, particularly in those cases where connecting roads through the park or natural area are not provided per CDC 56.100(C)(6). These trails or paths may be paved, five to eight feet wide and may be illuminated. Narrower path sections are permitted in response to topography and to preserve trees. Illumination is especially important for this group if these paths are used by early morning and early evening bicycle and pedestrian commuters. Directional signs are needed for this type of trail and user group.

3.    Smaller or reduced width paths, within park boundaries, can be built to link lesser activity areas or areas of attraction. Walkers, cyclists, or runners who do multiple loops for exercise often use these paths. These paths may be crushed gravel or paved and at least six feet wide.

4.    Nature trails are typically three to six feet wide, gravel, hog fuel, or packed earth. These trails are especially attractive to persons seeking quieter parts of the park for natural interpretation or solitude. Other user groups often use them for exercise loops. Trails and footbridges in natural areas should be designed to minimize disturbance of significant resources. Limiting access to creek beds, potentially erosive slopes, or wetlands by humans and dogs is an important measure if habitat or resource protection is to be addressed. At least initially, the use of these trails by all user groups should be encouraged. Changes or restrictions to some user groups shall be based on empirical observations at that specific site.

5.    Disabled access paths allow disabled persons to access specific activity areas in the park at grades that meet ADA standards. Many parks have special disabled access paths with interpretive areas and viewpoints to allow visual, if not physical, access to natural resource areas. Usually, these paths are 50 to 200 meters long, eight feet wide, and clearly identified.

6.    Paths or trails that link parks, schools, neighborhoods, and the community and even integrate with adjacent cities or regional trails may be paved, five to 10 feet wide. The paths or trails should follow easily identified cognitive routes with good surveillance and defensible space.

7.    All paths and trails shall be clearly identified with signs. They shall be laid out to attract use and to discourage people from cutting across landscaped areas or impacting environmentally sensitive areas.

J.    Provisions for persons with disabilities. The needs of a person with a disability shall be provided for. Accessible routes shall be provided between parking lot(s) and principal buildings and site facilities. The accessible route shall be the most practical direct route between accessible building entries, accessible site facilities, and the accessible entry to the site. All facilities shall conform to, or exceed, the Americans with Disabilities Act (ADA) standards, including those included in the Uniform Building Code.

K.    Miscellaneous criteria. Selected elements of the following chapters shall be met. It is not necessary to respond to all the submittal standards or approval criteria contained in these chapters, only those elements that are found to be applicable by the Planning Director at the pre-application conference pursuant to CDC 99.030(B) and (C):

1.    Chapter 34 CDC, Accessory Structures, Accessory Dwelling Units, and Accessory Uses.

2.    Chapter 38 CDC, Additional Yard Area Required; Exceptions to Yard Requirements; Storage in Yards; Projections into Yards.

3.    Chapter 41 CDC, Building Height, Structures on Steep Lots, Exceptions.

4.    Chapter 42 CDC, Clear Vision Areas.

5.    Chapter 44 CDC, Fences.

6.    Chapter 46 CDC, Off-Street Parking, Loading and Reservoir Areas.

7.    Chapter 48 CDC, Access, Egress and Circulation.

8.    Chapter 52 CDC, Signs.

9.    Chapter 54 CDC, Landscaping. In addition, landscape plans shall incorporate plants which minimize irrigation needs without compromising recreational facilities or an attractive park environment. (Ord. 1604 §§ 55, 56, 2011; amended during July 2014 supplement; Ord. 1662 § 11, 2017; Ord. 1675 § 46, 2018; Ord. 1754 § 1 (Exh. A), 2024)

The site analysis shall include:

A.    A vicinity map showing the location of the property in relation to adjacent properties, roads, pedestrian and bike ways, transit stops and utility access.

B.    A site analysis on a drawing at a suitable scale (in order of preference, one inch equals 10 feet to one inch equals 30 feet) which shows:

1.    The lot or parcel boundaries, dimensions, and gross area.

2.    Contour lines at the following minimum intervals:

a.    Two-foot intervals for slopes from zero to 25 percent; and

b.    Five- or 10-foot intervals for slopes in excess of 25 percent.

3.    The location and width of adjoining streets.

4.    The drainage patterns and drainage courses on the site and on adjacent lands.

5.    Potential natural hazard areas including:

a.    Floodplain areas;

b.    Areas subject to a high water table;

c.    Landslide areas; and

d.    Areas having a high erosion potential.

6.    Resource areas including marsh and wetland areas.

7.    The site features including:

a.    Large rock outcroppings;

b.    Areas having unique views; and

c.    Streams and stream corridors.

8.    Potential historic landmarks and registered archaeological sites. The existence of such sites on the property shall be verified from records maintained by the Community Development Department and other recognized sources.

9.    The location of trees having a six-inch caliper at five feet and where the site is heavily wooded, an aerial photograph at the same scale as the site analysis may be submitted and only those trees that will be affected by the proposed development need be sited accurately (e.g., construction activity within the dripline of the trees). All significant trees and tree clusters identified by the City Arborist using the criteria of CDC 56.100(C)(2) and all heritage trees shall be delineated.

10.    Identification information including the name and address of the owner, developer, and project designer and a lineal scale and north arrow. (Ord. 1621 § 25, 2014; Ord. 1636 § 41, 2014)

The site plan shall be at the same scale as the site analysis (CDC 56.110) and shall show:

A.    The applicant’s entire property and the surrounding property to a distance sufficient to determine the relationship between the applicant’s property and proposed development and adjacent property and development.

B.    Boundary lines and dimensions for the perimeter of the property and the dimensions for all proposed lot lines, section lines, corners, and monuments.

C.    Streams and stream corridors.

D.    Identification information, including the name and address of the owner/applicant and project designer and a lineal scale and north arrow.

E.    The location, dimensions, and names of all:

1.    Existing and platted streets and other public ways and easements on adjacent property and on the site;

2.    Proposed streets or other public ways, easements, on the site.

F.    The location, dimensions, and setback distances of all:

1.    Existing structures, improvements, and utility facilities on adjoining properties;

2.    Existing structures, improvements, and utility facilities to remain on the site;

3.    Proposed structures, improvements, and utility facilities on the site.

G.    The location and dimensions of:

1.    The entrances and exits to the site;

2.    The parking and circulation areas;

3.    Loading and service areas for waste disposal, loading, and delivery;

4.    Pedestrian and bicycle circulation areas;

5.    All utilities; and

6.    Sign locations.

H.    The location of areas to be landscaped.

I.    The location and type of outdoor light with specific consideration given to crime prevention.

J.    Submit an engineering noise control plan by a licensed acoustical engineer to satisfy the noise standards as identified in CDC 55.100(D), in cases where proposed land use can reasonably be expected to generate noise. A reasonable alternative to commissioning a noise study to determine the noise levels of, for example, a children’s soccer league, would be to either locate the potential noise source away from residential properties, to limit activity hours and/or not to provide illuminated playing fields or ball courts.

For Type I, II and III lands (refer to definitions in Chapter 02 CDC), a registered civil engineer must prepare a grading plan and a storm detention and treatment plan pursuant to CDC 92.010(E), at the same scale as the site analysis (CDC 56.110), and a statement that demonstrates:

A.    The location and extent to which grading will take place indicating general contour lines, slope ratios, slope stabilization proposals, and location and height of retaining walls, if proposed.

B.    Repealed by Ord. 1622.

C.    All proposed storm detention and treatment facilities comply with the standards for the improvement of public and private drainage systems located in the West Linn Public Works Design Standards, there will be no adverse off-site impacts caused by the development (including impacts from increased intensity of runoff downstream or constrictions causing ponding upstream), and there is sufficient factual data to support the conclusions of the plan.

D.    Per CDC 99.035, the Planning Director may require the information in subsections A, B and C of this section for Type IV lands if the information is needed to properly evaluate the proposed site plan.

E.    Tables and maps identifying acreage, location and type of development constraints due to site characteristics such as slope, drainage and geologic hazards. For Type I, II and III lands (refer to definitions in Chapter 02 CDC), the applicant must provide a geologic report, with text, figures and attachments as needed to meet the industry standard of practice, prepared by a certified engineering geologist and/or a geotechnical professional engineer, that includes:

1.    Site characteristics, geologic descriptions and a summary of the site investigation conducted;

2.    Assessment of engineering geological conditions and factors;

3.    Review of the City of West Linn’s Natural Hazard Mitigation Plan and applicability to the site; and

4.    Conclusions and recommendations focused on geologic constraints for the proposed land use or development activity, limitations and potential risks of development, recommendations for mitigation approaches and additional work needed at future development stages including further testing and monitoring.

F.    Identification information, including the name and address of the owner, developer, project designer, and the project engineer. (Ord. 1622 § 28, 2014; Ord. 1662 § 12, 2017)

Architectural drawings shall be submitted showing:

A.    Building elevations and sections;

B.    Building materials: color and type;

C.    The name of the architect or designer.

A.    The landscape plan shall include the following:

1.    Existing trees, shrubs, plants and groundcover that will be retained as well as an indication of those trees and landscaping that will be removed.

2.    Generalized landscape plan showing areas to be landscaped in the new park plan. Showing that an area will be planted with shrubs or evergreen groundcover is sufficient. (It is not necessary to provide plant detail; for example, five-gallon ferns at four feet on center, etc.)

3.    Statement that the landscaping will be irrigated.

4.    The location of buffering or screening materials (e.g., fences).

5.    The location of playing fields (identify type of activity, if known), picnic shelters, play areas, etc.

6.    Building and pavement outlines.

B.    The landscape plan shall be accompanied by:

1.    Planting schedule.

2.    Supplemental information as required by the Planning Director or City Arborist.

Repealed by Ord. 1754.