Chapter 15.220
SITE DESIGN REVIEW
Sections:
15.220.020 Site design review applicability.
15.220.030 Site design review requirements.
15.220.040 Conditions may be required.
15.220.050 Criteria for design review.
15.220.060 Additional requirements for multifamily residential projects.
15.220.070 Additional requirements for development in the C-2 zoning district.
15.220.080 Additional requirements for development in the C-3 zoning district.
15.220.090 Additional requirements for development in the M-4 zoning district.
15.220.010 Purpose.
These provisions provide for the review and approval process of the design of certain developments and improvements in order to promote functional, safe and innovative site development compatible with the natural and manmade environment. The following provisions are intended to discourage unsightly development, improve the quality of new development in the city, coordinate the site planning process with existing and proposed development, and provide a pleasant working and living environment in the city. Furthermore, these provisions are intended to coordinate the site development process through review of the architecture of the structure(s), signs, landscaping, and other design elements on the site. [Ord. 2451, 12-2-96. Code 2001 § 151.190.]
15.220.020 Site design review applicability.
A. Applicability of Requirements. Site design review shall be required prior to issuance of building permits or commencement of work for all improvements noted below. Site design review permits shall be processed as either Type I or Type II, as noted below.
1. Type I.
b. Duplex dwellings;
c. Triplex dwellings;
d. Quadplex dwellings;
e. Townhouse dwellings;
f. Cottage cluster projects;
g. Institutional, commercial or industrial additions which do not exceed 1,000 square feet in gross floor area;
h. Multifamily additions or remodels which do not exceed 1,000 square feet in gross floor area, do not exceed 25 percent of the assessed value of the existing structure, and do not add any new units, or new construction incidental to the main use on an existing developed site which does not exceed 1,000 square feet in gross floor area and does not add any new units;
i. Institutional, commercial or industrial interior remodels which do not exceed 25 percent of the assessed valuation of the existing structure;
j. Signs which are not installed in conjunction with a new development or remodel;
k. Modifications, paving, landscaping, restriping, or regrading of an existing multifamily, institutional, commercial or industrial parking lot;
l. Fences and trash enclosures;
m. Accessory dwelling units.
2. Type II.
a. Any new development or remodel which is not specifically identified within subsection (A)(1) or (A)(3) of this section.
b. Telecommunications facilities.
3. Type III.
a. Multifamily dwellings in the R-2, RP or C-4 zone not meeting the objective process requirements of NMC 15.220.060.
b. Multifamily dwellings in the R-1, R-4 or C-2 zone (conditional use permit also required).
c. Multifamily dwellings in the C-3 zone along Hancock Street (conditional use permit also required).
4. Exemptions to Type I and Type II Process. The following development activities are exempt from Type I or Type II standards:
a. Replacement of an existing item such as a roof, floor, door, window or siding.
b. Plumbing and/or mechanical alterations which are completely internal to an existing structure.
B. Development in Accord with Plans. Construction, site development, and landscaping shall be carried out in substantial accord with the plans, drawings, sketches, and other documents approved as part of a final decision on a site design review.
C. Site Design Review Time Limit. An approved site design review plan intended to be constructed in a single phase shall be valid for one year from the date of the notice of final decision. A building permit must be acquired within this time period or the design review approval shall terminate. The director under a Type I procedure may grant an extension for up to six months if the applicant files a request in writing prior to the expiration of the approval and demonstrates compliance with the following:
1. The land use designation of the property has not been changed since the initial design review approval; and
2. The applicable standards in this code which applied to the project have not changed.
D. Phased Design Review Approval. If a site plan is approved to be constructed in phases, completion of each phase shall extend the expiration of the original design review approval by 12 months from the date of its expiration. Prior to the expiration of each phase, the applicant may apply for an extension to the phase which is about to expire through subsection (C) of this section. The extension of a phase under subsection (C) of this section shall also extend any subsequent phases. The total number of extensions shall not extend the original design review approval more than five years from its original approval date. An applicant with a project containing two or more phases may elect to submit a master site development plan, with the following options:
1. The applicant may provide all of the detailed information for a Type II site design review approval, per the requirements of NMC 15.220.030(B), for all phases of the project. Once the master site development plan is approved:
a. Each subsequent phase of development is permitted outright upon a showing that the proposed phase is being constructed in substantial compliance with the approved plan. This review of substantial compliance will be undertaken by means of a Type I procedure. A phase of development will be considered to be within substantial compliance if the actual characteristics of the project, e.g., total gross square feet of development, employees, vehicle trips, parking spaces, are within five percent of those projected in the approved master site development plan; providing, that the project still is in compliance with all applicable development standards in effect at the time of the approval, or existing applicable development standards, if these are less stringent than the standards in effect at the time of approval. In lieu of minor modifications by the five percent rule established above, the applicant may request minor adjustments through the administrative adjustment provisions in NMC 15.210.010 et seq.
b. If at the time of construction a subsequent phase of development is not in substantial compliance with the approved plan as defined above, the proposed changes will be subject to review by means of a Type II procedure, including any necessary variances to the applicable development standards in effect at the time of the new application. Those aspects of the phase which do not vary from the approved plan will be reviewed under the provisions of subsection (D)(1)(a) of this section, and not subject to the review required in this subsection.
2. Institutions and other large developments that anticipate significant development over time, but cannot provide detailed information about future projects or phases of development in advance, can develop a concept master site development plan which addresses generic site development and design elements including but not limited to general architectural standards and materials, landscaping standards and materials, on-site vehicular and pedestrian circulation, institutional sign program, and baseline traffic and parking studies and improvement programs. The applicant will be required to undergo Type II site design review, per the requirements of NMC 15.220.030(B), for each project or phase of development at the time of construction, including demonstration of substantial compliance with the generic development and design elements contained within the approved concept master site development plan. The more detailed and comprehensive the generic elements in the concept master site development plan are, the more reduced is the scope of discretionary review at the time of actual construction of a project or phase of development. For purposes of this subsection, “substantial compliance” will be defined as noted in subsection (D)(1)(a) of this section.
3. An applicant that submits a concept master site development plan which meets the requirements of subsection (D)(2) of this section may at the same time submit a master site development plan for one or more of the initial phases contained in the concept master site development plan, which are described in sufficient detail to receive complete design review approval in advance, under the provisions of subsection (D)(1) of this section. The concept master site development plan and master site development plan will be filed as separate applications but reviewed concurrently.
4. The approval(s) granted in this section shall be in effect as follows:
a. Once a master site development plan has been approved, completion of each phase shall extend the expiration of the original site design review approval by 12 months from the date of its expiration. Prior to the expiration of each phase, the applicant may apply for an extension to the phase which is about to expire through subsection (C) of this section. The extension of a phase under subsection (C) of this section shall also extend to any subsequent phases. The total number of extensions shall not extend the original site design review approval by more than five years from its original approval date.
b. Institutions submitting a concept master site development plan shall be held to the same requirement provided in subsection (D)(2)(a) of this section, unless the plan specifically includes an expiration date. In no case shall a concept master site development plan cover a period exceeding 10 years.
E. Modification to an Approved Design Review. Following design review approval, an applicant may make modifications to the plan consistent with the following procedures. The director will determine whether the proposed modification is a minor or a major modification.
1. Minor modifications are those which are in substantial compliance with the layout, uses and conditions of the original design review. Generally, the characteristics of the project, such as the layout or size of buildings, number of units, number of parking spaces, landscaping areas, and similar changes, are within five percent of those in the original proposal. The director may approve a minor modification under a Type I procedure upon finding that the modification is substantially consistent with the approved design review, is consistent with the provisions of this code and the conditions of approval, and does not have substantially greater impacts on surrounding properties than the original plan. Changes shall meet all development code requirements.
2. Other modifications are major modifications. A change in the whole application or substantive parts of an application shall be considered a new application. The modified application shall be reviewed under the same procedure as the original application. The criteria for approval shall be those for design review.
3. All applications for modifications under this provision shall be considered new applications for the purposes of the 120-day time limit for processing applications in accordance with NMC 15.100.100 and state statutes. The applicant shall acknowledge in writing that this is a new application for purposes of the 120-day rule.
4. The city council shall establish a fee for modification of approved design review by resolution. [Ord. 2913 § 2 (Exh. B § 4), 4-17-23; Ord. 2889 § 2 (Exh. B § 5), 12-6-21; Ord. 2880 § 2 (Exh. B § 6), 6-7-21; Ord. 2832 § 1 (Exh. A), 7-2-18; Ord. 2730 § 1 (Exh. A (16)), 10-18-10; Ord. 2590, 11-6-03; Ord. 2536, 11-6-00; Ord. 2451, 12-2-96. Code 2001 § 151.191.]
15.220.030 Site design review requirements.
A. Type I. Applications for Type I permit decisions shall be submitted upon forms established by the director. The application shall include a site development plan, drawn to scale, with the following as appropriate to the nature of the use:
1. Access to site from adjacent right-of-way, streets and arterials;
2. Parking and circulation areas;
3. Location and design of buildings and signs;
4. Orientation of windows and doors;
5. Entrances and exits;
6. Private and shared outdoor recreation spaces;
7. Pedestrian circulation;
8. Outdoor play areas;
9. Service areas for uses such as mail delivery, trash disposal, above-ground utilities, loading and delivery;
10. Areas to be landscaped;
11. Exterior lighting;
12. Special provisions for handicapped persons;
13. Other site elements and spaces which will assist in the evaluation of site development;
14. Proposed grading, slopes, and proposed drainage;
15. Location and access to utilities; and
16. Streets, driveways, and sidewalks.
B. Type II or III. The following information is required to be submitted with all Type II or III applications for site design review:
1. Site Development Plan. A site development plan shall be to scale and shall indicate the following as appropriate to the nature of the use:
a. Access to site from adjacent right-of-way, streets and arterials;
b. Parking and circulation areas;
c. Location and design of buildings and signs;
d. Orientation of windows and doors;
e. Entrances and exits;
f. Private and shared outdoor recreation spaces;
g. Pedestrian circulation;
h. Outdoor play areas;
i. Service areas for uses such as mail delivery, trash disposal, aboveground utilities, loading and delivery;
j. Areas to be landscaped;
k. Exterior lighting;
l. Special provisions for handicapped persons;
m. Other site elements and spaces which will assist in the evaluation of site development;
n. Proposed grading, slopes, and proposed drainage;
o. Location and access to utilities including hydrant locations; and
p. Streets, driveways, and sidewalks.
2. Site Analysis Diagram. A site analysis diagram shall be to scale and shall indicate the following characteristics on the site and within 100 feet of the site:
a. Relationship of adjacent lands;
b. Location of species of trees greater than four inches in diameter at four feet above ground level;
c. Existing and proposed topography;
d. Natural drainage and proposed drainage and grading;
e. Natural features and structures having a visual, or other significant relationship with the site.
3. Architectural Drawings. Architectural drawings shall be prepared which identify floor plans and elevations.
4. Landscape Plan. The landscape plan shall indicate:
a. The size, species and approximate locations of plant materials to be retained or placed on the site together with a statement which indicates the mature size and canopy shape of all plant materials;
b. Proposed site contouring; and
c. A calculation of the percentage of the site to be landscaped.
5. Special Needs for Handicapped. The design review plan shall indicate compliance with all handicapped accessibility requirements including, but not limited to, the location of handicapped parking spaces, the location of accessible routes from the entrance to the public way, and ramps for wheelchairs.
6. Existing Features and Natural Landscape. The plans shall indicate existing landscaping and existing grades. Existing trees or other features intended to be preserved or removed shall be indicated on the plans.
7. Drives, Parking and Circulation. Proposed vehicular and pedestrian circulation, parking spaces, parking aisles, and the location and number of access points shall be indicated on the plans. Dimensions shall be provided for all elements.
8. Drainage. The direction and location of on- and off-site drainage shall be indicated on the plans. This shall include, but not be limited to, site drainage, parking lot drainage, size and location of storm drain lines, and any retention or detention facilities necessary for the project as identified in the submitted preliminary stormwater report.
9. Buffering and Screening. Buffering and screening of areas, structures and facilities for storage, machinery and equipment, services (mail, refuse, utility wires, and the like), loading and parking and similar accessory areas and structures shall be shown on the plans.
10. Signs and Graphics. The location, colors, materials, and lighting of all exterior signs, graphics or other informational or directional features shall be shown on the plans.
11. Exterior Lighting. Exterior lighting within the design review plan shall be indicated on the plans. The direction of the lighting, size and type of fixtures, and an indication of the amount of lighting shall be shown on the plans.
12. Trash and Refuse Storage. All trash or refuse storage areas, along with appropriate screening, shall be indicated on the plans. Refuse storage areas must be constructed of brick, concrete block or material matching the material used on other proposed structures on the site.
13. Roadways and Utilities. The proposed plans shall indicate any public improvements that will be constructed as part of the project, including, but not limited to, roadway and utility improvements.
14. Traffic Study. A traffic study shall be submitted for any project that generates in excess of 40 trips per p.m. peak hour. This requirement may be waived by the director when a determination is made that a previous traffic study adequately addresses the proposal and/or when off-site and frontage improvements have already been completed which adequately mitigate any traffic impacts and/or the proposed use is not in a location which is adjacent to an intersection which is functioning at a poor level of service. A traffic study shall be required by the director for projects below 40 trips per p.m. peak hour where the use is located immediately adjacent to an intersection functioning at a poor level of service. The traffic study shall be conducted according to the City of Newberg design standards. [Ord. 2913 § 2 (Exh. B § 5), 4-17-23; Ord. 2619, 5-16-05; Ord. 2451, 12-2-96. Code 2001 § 151.192.]
15.220.040 Conditions may be required.
Applications for site design review may be approved subject to such conditions as are necessary to fulfill the purpose and provisions of this code. [Ord. 2451, 12-2-96. Code 2001 § 151.193.]
15.220.050 Criteria for design review.
A. Type I. The following criteria are required to be met in order to approve a Type I design review request:
1. Parking. Parking areas shall meet the requirements of NMC 15.440.010.
2. Setbacks and General Requirements. The proposal shall comply with NMC 15.415.010 through 15.415.060 dealing with height restrictions, public access, residential development standards and home occupations; and NMC 15.405.010 through 15.405.040 and 15.410.010 through 15.410.070 dealing with setbacks, coverage, vision clearance, and yard requirements.
3. Landscaping Requirements. The proposal shall comply with NMC 15.420.010 dealing with landscape requirements and landscape screening.
4. Signs. Signs shall comply with NMC 15.435.010 et seq. dealing with signs.
5. Zoning District Compliance. The proposed use shall be listed as a permitted or conditionally permitted use in the zoning district in which it is located as found in NMC 15.305.010 through 15.336.020.
6. Sufficient Infrastructure. For all triplex dwellings, quadplex dwellings, townhouse dwellings, and cottage cluster developments, the city shall work with the applicant to ensure that sufficient infrastructure will be provided, or can be provided, to include:
a. Connection to a public wastewater system capable of meeting established service levels.
b. Connection to a public water system capable of meeting established service levels.
c. Access via public or private streets meeting adopted emergency vehicle access standards to a city’s public street system.
d. Storm drainage facilities capable of meeting established service levels for storm drainage.
B. Type II or III. The following criteria are required to be met in order to approve a Type II or III design review request:
1. Design Compatibility. The proposed design review request incorporates an architectural design which is the same as existing or proposed uses and structures in the surrounding area. This shall include, but not be limited to, building architecture, materials, colors, roof design, landscape design, and signage.
2. Parking and On-Site Circulation. Parking areas shall meet the requirements of NMC 15.440.010. Parking studies shall be required to determine if adequate parking and circulation are provided for uses not specifically identified in NMC 15.440.010. Provisions shall be made to provide on-site circulation without using the public streets as part of the parking lot circulation pattern. Parking areas shall be designed so that vehicles can efficiently enter and exit the public streets with a minimum impact on the functioning of the public street.
3. Setbacks and General Requirements. The proposal shall comply with NMC 15.415.010 through 15.415.060 dealing with height restrictions, public access, residential development standards and home occupations; and NMC 15.405.010 through 15.405.040 and 15.410.010 through 15.410.070 dealing with setbacks, coverage, vision clearance, and yard requirements.
4. Landscaping Requirements. The proposal shall comply with NMC 15.420.010 dealing with landscape requirements and landscape screening.
5. Signs. Signs shall comply with NMC 15.435.010 et seq. dealing with signs.
6. Manufactured Dwelling, Mobile Home and RV Parks. Manufactured dwelling and mobile home parks shall also comply with the standards listed in NMC 15.445.075 through 15.445.100 in addition to the other clear and objective criteria listed in this section. RV parks also shall comply with NMC 15.445.170 in addition to the other criteria listed in this section.
7. Zoning District Compliance. The proposed use shall be listed as a permitted or conditionally permitted use in the zoning district in which it is located as found in NMC 15.305.010 through 15.336.020. Through this site review process, the director may make a determination that a use is determined to be similar to those listed in the applicable zoning district, if it is not already specifically listed. In this case, the director shall make a finding that the use shall not have any different or more detrimental effects upon the adjoining neighborhood area than those specifically listed.
8. Subdistrict Compliance. Properties located within subdistricts shall comply with the provisions of those subdistricts located in NMC 15.340.010 through 15.348.060.
9. Alternative Circulation, Roadway Frontage Improvements and Utility Improvements. New developments shall provide for access for vehicles and pedestrians to adjacent properties which are currently developed or will be developed in the future. This may be accomplished through the provision of local public streets or private access and utility easements. At the time of development of a parcel, provisions shall be made to develop the adjacent street frontage in accordance with city street standards and the standards contained in the transportation plan. At the discretion of the city, these improvements may be deferred through use of a deferred improvement agreement or other form of security.
10. Traffic Study Improvements. If a traffic study is required, improvements identified in the traffic study shall be implemented as required by the director. [Ord. 2913 § 2 (Exh. B § 6), 4-17-23; Ord. 2889 § 2 (Exh. B § 6), 12-6-21; Ord. 2763 § 1 (Exh. A § 7), 9-16-13; Ord. 2747 § 1 (Exh. A § 5), 9-6-11; Ord. 2451, 12-2-96. Code 2001 § 151.194.]
15.220.060 Additional requirements for multifamily residential projects.
The purpose of this section is to ensure that multifamily residential containing five or more units meet minimum standards for good design, provide a healthy and attractive environment for those who live there, and are compatible with surrounding development.
A. Review Process. Two review processes are available for review of multifamily residential development: objective and discretionary. An applicant may choose which process to use. The objective process uses clear and objective standards that do not require the use of discretionary decision-making. The discretionary process uses design guidelines that are more subjective in nature and are intended to provide the applicant with more design flexibility. Regardless of the review process, the applicant must demonstrate how the applicable standards or guidelines are being met.
As part of the discretionary site design review process, an applicant for a new multifamily residential project must demonstrate that some of the following site and building design elements, each of which has a point value, have been incorporated into the design of the project. At least 14 points are required for smaller multifamily projects with five to eight units and at least 20 points are required for multifamily projects with nine or more units. For more information and illustrations of each element, refer to the Newberg Residential Development Design Guidelines (July 1997).
A project may be reviewed using only one of the two review processes. For example, a project may not use some of the objective standards and some of the discretionary guidelines for one application. Pursuant to Chapters 15.100 and 15.220 NMC:
1. A Type II review is required for:
a. Projects in zones R-2, R-3, RP, AR, C-3 (except along Hancock Street), C-4, and I following the objective process.
b. Projects in zones R-3, AR, C-3 (except along Hancock Street), and I following the discretionary process.
2. A Type III site design review is required for:
a. Projects in zones R-2, RP and C-4 following the discretionary process.
b. Projects in zones R-1, R-4, C-2, C-3 (Hancock Street) (conditional use permit also required).
B. Design Guidelines and Standards. Applicable guidelines and standards for multi-unit and congregate housing are located in Table 15.220.060(B). These standards should not be interpreted as requiring a specific architectural style.
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Design Element |
Design Guideline (Discretionary Process) Projects with 5 – 8 dwelling units must obtain 14 points, projects with 9 or more dwelling units must obtain 20 points. |
Design Standard (Objective Process) All standards must be met. |
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Site Design Elements |
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1. Private and Shared Recreation Areas |
Consolidate green space to increase visual impact and functional utility. This applies to larger projects which collectively have a significant amount of open space areas which can be consolidated into children’s play areas, gardens, and/or dog-walking areas (three points). |
a. Private Areas. Each ground-level living unit in a residential development subject to a design review plan approval shall have an accessible outdoor private space of not less than 48 square feet in area. The area shall be enclosed, screened or otherwise designed to provide increased privacy for unit residents, their guests and neighbors. b. Individual and Shared Areas. In addition to the private open space identified above, usable outdoor recreation space shall be provided for the individual and/or shared use of residents and their guests in any multifamily residential development, as follows: i. One- or two-bedroom units: 200 square feet per unit. ii. Three- or more bedroom units: 300 square feet per unit. iii. Storage areas are required in residential developments. Convenient areas shall be provided in residential developments for the storage of articles such as bicycles, barbecues, luggage, outdoor furniture, and the like. These shall be entirely enclosed and shall be a minimum of 18 square feet per dwelling unit. |
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2. Site Vegetation |
Preserve existing natural features, including topography, water features, and/or native vegetation (three points). |
The proposal shall adhere to the landscaping standards in Chapter 15.420 NMC. |
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3. Building Setbacks |
Use the front setback to build a street edge by orienting building(s) toward the street with a relatively shallow front yard (12 to 15 feet for two-story buildings) to create a more “pedestrian-friendly” environment (three points). |
The proposal shall adhere to the base zone standard for building setbacks listed in Chapter 15.410 NMC. |
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4. Vehicle Parking |
Place parking lots to the sides and/or back of projects so that front yard areas can be used for landscaping and other “pedestrian-friendly” amenities (three points). |
Parking for the development shall comply with the following: a. On-site surface parking areas, garages, and vehicle maneuvering areas shall not be located directly between the facade of a primary building(s) and an abutting street right-of-way. b. Parking located to the side of a dwelling structure shall be limited to 50% of the linear frontage of the site. Drive aisles without adjacent parking spaces do not count as parking areas for purposes of this standard. |
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5. Multiple Building Groupings |
Create “outdoor” rooms in larger projects by grouping buildings to create well-defined outdoor spaces (two points). |
Adhere to the design standards in Private and Shared Recreation Areas, above. |
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6. Landscaping |
Provide good-quality landscaping. Provide coordinated site landscaping sufficient to give the site its own distinctive character, including the preservation of existing landscaping and use of native species (two points). |
The proposal shall adhere to the landscaping standards in Chapter 15.420 NMC. |
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7. Parking Vegetation Buffer |
Landscape at the edges of parking lots to minimize visual impacts upon the street and surrounding properties (two points). |
Parking design and landscape shall adhere to the standards in Chapters 15.440 and 15.420 NMC. |
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8. Street Trees |
Use street trees and vegetative screens at the front property line to soften visual impacts from the street and provide shade (one point). |
The proposal shall adhere to the street trees and landscaping amenities in public rights-of-way standards in NMC 15.420.020. On-site landscaping shall adhere to the standards in Chapter 15.420 NMC. |
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9. Outdoor Furnishings |
Use site furnishings to enhance open space. Provide communal amenities such as benches, playground equipment, and fountains to enhance the outdoor environment (one point). |
User amenities—such as tables, benches, trees, shrubs, planter boxes, garden plots, drinking fountains, spas, or pool—may be placed in outdoor shared recreation areas. |
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10. Fencing |
Keep fences neighborly by keeping them low, placing them back from the sidewalk, and using compatible building materials (one point). |
The proposal shall adhere to the fence height standards in NMC 15.410.070(D). |
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11. Entrance Building Materials |
Use entry accents such as distinctive building or paving materials to mark major entries to multifamily buildings or to individual units (one point). |
Building entrances shall be emphasized through the use of recesses, projections, corner entries, or landscape treatments. |
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12. Outdoor Lighting |
Use appropriate outdoor lighting which enhances the nighttime safety and security of pedestrians without causing glare in nearby buildings (one point). |
a. Uses on the site shall be illuminated as follows: (1) Parking and loading areas: 0.5 footcandle minimum. (2) Walkways: 0.5 footcandle minimum and average of 1.5 footcandles. (3) Building entrances: 1 footcandle minimum with an average of 3.5 footcandles, except that secondary entrances may have an average of 2.0 footcandles. b. Maximum illumination at the property line shall not exceed 0.5 footcandles. However, where a site abuts a nonresidential district, maximum illumination at the property line shall not exceed 1 footcandle. This standard applies to adjacent properties across a public right-of-way. c. Developments shall use full cut-off lighting fixtures to avoid off-site lighting, night sky pollution, and shining lights into residential units. |
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Building Design Elements |
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1. Building Orientation and Entrances |
Orient buildings toward the street. For attached single-family and smaller multifamily projects, this means orienting individual entries and porches to the street. In larger projects with internal circulation and grounds, this means that at least 10 percent of the units should have main entries which face the street rather than be oriented toward the interior (three points). |
a. The primary building entry, or entries, for ground-floor units shall face the street right-of-way or a central common open space. Secondary entries may face parking lots or other interior site areas. b. For sites not on an arterial street, at least 50% of a site’s street frontage, excluding driveways, shall be occupied by buildings that are located no further than 10 feet from the required setback line. c. For sites on an arterial street, at least 50% of a site’s street frontage, excluding driveways, shall be occupied by buildings that are located no further than 20 feet from the required setback line. |
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Respect the scale and patterns of nearby buildings by reflecting the architectural styles, building details, materials, and scale of existing buildings (three points). |
The proposal shall adhere to the base zone standard for building height listed in NMC 15.415.020. |
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3. Building Articulation |
Break up large buildings into bays by varying planes at least every 50 feet (three points). |
a. Street-facing building facades shall be divided into wall planes. The wall plane on the exterior of each dwelling unit shall be articulated by doing one or more of the following: (1) Incorporating elements such as porches, balconies, or decks into the wall plane. (2) Recessing the building a minimum of 2 feet deep x 6 feet long. (3) Extending an architectural bay at least 2 feet from the primary street-facing facade. b. To avoid long, monotonous, uninterrupted walls, buildings shall incorporate exterior wall off-sets, projections and/or recesses. At least 1 foot of horizontal variation shall be used at intervals of 40 feet or less along the building’s primary facade on the ground-floor level. |
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4. Building Facade Design |
Provide variation in repeated units of large multifamily projects so that these projects have recognizable identities. Elements such as color; porches, balconies, and windows; railings; and building materials and form, either alone or in combination, can be used to create this variety (three points). |
a. Windows and the glass portion(s) of doors with glazing shall occupy a minimum of 25% of the total street-facing facade. b. Buildings shall have a distinct base and top. The base of the building (ground-floor level) shall be considered from grade to 12 feet above grade. The base shall be visually distinguished from the top of the building by any of the following physical transitions: a change in brick pattern, a change in surface or siding materials, a change in color, or a change in the size or orientation of window types. c. Blank, windowless walls in excess of 750 square feet are prohibited when facing a public street, unless required by the Building Code. In instances where a blank wall exceeds 750 square feet, it shall be articulated (see Building Articulation, above) or landscaping shall be planted in front of it that will grow to cover 50% of the wall withing 3 years of planting. d. Garage doors shall be painted to match the color or color palette used on the rest of the buildings. |
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5. Building Materials |
Use some or all of the following materials in new buildings: wood or wood-like siding applied horizontally or vertically as board and batten; shingles, as roofing, or on upper portions of exterior walls and gable ends; brick at the base of walls and chimneys; wood or wood-like sash windows; and wood or wood-like trim (one point for each material described above). |
The following building materials are prohibited on street-facing building facades and shall not collectively be used on more than 35% of any other building facade: (1) Vinyl PVC siding; (2) T-111 plywood; (3) Exterior insulation finishing (EIFS); (4) Corrugated metal; (5) Unfinished or untextured concrete or concrete block; (6) Spandrel glass; (7) Sheet pressboard. |
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6. Architectural Elements |
Incorporate architectural elements of one of the city’s historical styles (Queen Anne, Dutch colonial revival, colonial revival, or bungalow style) into the design to reinforce the city’s cultural identity. Typical design elements which should be considered include, but are not limited to, “crippled hip” roofs, Palladian-style windows, roof eave brackets, dormer windows, and decorative trim boards (two points). |
The applicant is encouraged to incorporate elements of one of the city’s historical styles (Queen Anne, Dutch colonial revival, colonial revival, or bungalow style) into the design to reinforce the city’s cultural identity. |
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7. Carports and Garages |
Keep garages and carports secondary to the building by placing them to the side or back of units and/or using architectural designs, materials, and landscaping to buffer visual impacts from the street (two points). |
a. On-site garages or carports shall not be located directly between the facade of a primary building(s) and an abutting street right-of-way. b. All garages or carports that are part of the same structure that contains dwelling units shall be located at least 4 feet behind the front building facade. |
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8. Front Porches |
Provide a front porch at every main entry as this is both compatible with the city’s historic building pattern and helps to create an attractive, “pedestrian-friendly” streetscape (two points). |
Provide a front porch or patio for at least one main entry. |
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9. Roofs |
Use sloped roofs at a pitch of 3:12 or steeper. Gable and hip roof forms are preferable (two points). |
Where a sloped roof is proposed, the sloped roof shall be at a pitch of 3:12 or steeper. |
[Ord. 2913 § 2 (Exh. B § 7), 4-17-23; Ord. 2889 § 2 (Exh. B § 7), 12-6-21; Ord. 2763 § 1 (Exh. A § 8), 9-16-13; Ord. 2505, 2-1-99. Code 2001 § 151.195.]
15.220.070 Additional requirements for development in the C-2 zoning district.
The purpose of this section is to ensure that development in the C-2 zoning district is designed to promote pedestrian and bicycle uses and improve aesthetics and compatibility. An applicant for a new development or redevelopment within the C-2 zoning district, which is subject to the site design review process, must demonstrate that the following site and building design elements have been incorporated into the design of the project. Exceptions to these additional development requirements may be granted if the requirements would result in construction that is out of character with surrounding development. Applicants for redevelopment of a designated landmark will not be subject to these additional requirements, except for requirements regarding parking and service drives.
A. Building Entrances. Each building on a lot shall have a primary pedestrian entrance oriented to the primary street. “Oriented to a street” means that the building entrance faces the street or is connected to the street by a direct and convenient pathway not exceeding 60 feet in length. “Primary street” means the street which has the highest estimated volume of pedestrian traffic. This requirement does not apply to buildings that are located behind other buildings on the lot such that 50 percent or more of their building frontage is blocked by the front building, as measured by sight lines that are perpendicular to the street right-of-way. Such rear buildings shall have a primary entrance oriented to an internal sidewalk or pedestrian pathway system which is internally connected and provides a connection to the primary street.
B. Parking and Service Drives. No off-street parking or service drives shall be placed within the required front yard setback. No off-street parking shall be placed between the front property line of the primary street, as defined in subsection (A) of this section, and the building. This requirement does not apply to buildings that are located behind other buildings on the lot such that 50 percent or more of their building frontage is blocked by the front building, as measured by sight lines that are perpendicular to the street right-of-way.
C. Exceptions. The review body may approve exceptions to the above, provided there are no reasonable alternatives that would allow access to or parking on the lot.
D. Building Mass. Where building elevations are oriented to the street in conformance with subsection (A) of this section, architectural features such as windows, pedestrian entrances, building offsets, projections, detailing, change in materials or similar features, shall be used to break up and articulate large building surfaces and volumes.
E. Corner Lots. Buildings on corner lots shall have their primary entrance oriented to the street corner, or within 40 feet of the street corner (i.e., as measured from the lot corner). In this case, the street corner shall provide an extra-wide sidewalk or plaza area with landscaping, seating or other pedestrian amenities. The building corner shall provide architectural detailing or beveling to add visual interest to the corner.
F. Pedestrian-Scale Building Entrances. Recessed entries, canopies, and/or similar features shall be used at the entries to buildings in order to create a pedestrian scale.
G. Windows.
1. On commercial building facades facing a public street, windows shall comprise a minimum of 40 percent of the ground floor facade. For large-scale buildings and developments meeting the standards under subsection (H) of this section, windows shall comprise a minimum of 20 percent of the ground floor facade.
2. For large-scale buildings and developments meeting the standards under subsection (H) of this section, 50 percent of all required window area shall allow view into an active space. An “active space” is defined as any area within a building that is used for shopping, dining, office space, and so forth. Merchandise display windows with displays that change at least semi-annually shall be considered an active space. Examples of areas that are considered nonactive spaces are storage and mechanical equipment areas, and windows that are obscured by shelving or material affixed to the window.
H. Design of Large-Scale Buildings and Developments. All buildings on a development site shall conform to the design standards included under this subsection where the total square footage of one commercial building exceeds 30,000 square feet of total ground floor area or all commercial buildings exceed 50,000 square feet of total ground floor area. Deviations from these standards may be approved, where appropriate, through the conditional use permit process.
1. Facade Articulation. Incorporate changes in building direction (i.e., articulation), and divide large masses into varying heights and sizes. Such changes may include building offsets; projections; changes in elevation or horizontal direction; sheltering roofs; terraces; a distinct pattern of divisions in surface materials; and use of windows, screening trees; small-scale lighting (e.g., wall-mounted lighting); and similar features. At least five of the following elements shall be included along each 100 feet of building frontage facing a street:
a. A building offset or projection of at least six feet depth and width.
b. An awning or roof sheltering a pedestrian walkway or seating area.
c. A building facade shall be comprised of at least two building materials, with the lesser comprising not less than 10 percent of the total facade.
d. Contrasting brick, stone, or natural wood trim.
e. Pitched roofs or gable-end roofs.
f. Curved arches or roof line features.
g. A tower, spire, or cupola.
h. A cornice.
i. Second story windows that comprise a minimum of 10 percent of the second floor facade.
[Note: the example shown here is meant to illustrate these building design elements, and should not be interpreted as a required architectural style.]
2. Pedestrian Entrance. Every building elevation facing a street with a horizontal dimension of more than 100 feet, as measured from end-wall to end-wall, shall have a building entrance no more than 100 feet from another entrance or end-wall; except that building elevations that are unable to provide an entrance due to the internal function of the building space (e.g., mechanical equipment, areas where the public or employees are not received, etc.) may not be required to meet this standard. Pathways shall connect all entrances to the street right-of-way.
3. Building Facades Not Fronting a Street. For all ground floor facades that do not face a public street, windows shall comprise a minimum of 20 percent of the ground floor facade or a landscape strip shall be provided adjacent to the building. The landscape strip shall be a minimum of five feet in width and include a combination of trees, shrubs, and groundcover or grass. Plant material shall be selected from at least two of the different plant material groups (example: trees and shrubs, or lawn and shrubs, or lawn and trees and shrubs). The type of tree selected shall have a crown of less than 15 feet at maturity. Exceptions to this standard include building facades that abut outdoor storage areas, loading docks, and mechanical equipment areas.
4. Building Orientation. All buildings shall be oriented to a primary street as defined in subsection (A) of this section or oriented to a plaza or open space within the development site that connects to the primary street. “Oriented to a plaza or open space” means that the building entrance faces the plaza, open space, shared parking area or is connected to the plaza by a direct and convenient pathway not exceeding 60 feet in length.
5. On-Site Landscaping and Screening.
a. A continuous landscape strip, with a five-foot minimum width, shall be located perpendicular to groups of two or more parking stalls. Within the landscape strip, at a minimum, one deciduous shade tree per seven parking spaces shall be planted to create a partial tree canopy over and around the parking area. The type of tree shall be chosen from the City of Newberg preferred street tree list and have a minimum crown spread of 25 feet. This standard shall apply unless otherwise approved by the director based on the following alternative standards:
i. No more than seven parking stalls shall be grouped together without a landscape island. The landscape island shall have a width and depth no less than five feet and contain no less than one deciduous shade tree; or
ii. Provision of tree planting landscape islands, each of which is at least 16 square feet in size, and spaced no more than 50 feet apart on average, with a maximum of 75 feet, within areas proposed for grouped parking. For every seven planting landscape islands, one shall be no less than 500 square feet in size.
b. At a minimum 50 percent of the parking area shall drain to a stormwater mitigation area. The mitigation area shall be designed using best management stormwater practices including, but not limited to, bioswales, rain gardens, or similar design intended to reduce stormwater flow and improve stormwater quality.
c. A 20-foot-wide landscaped buffer shall be provided between the development and any adjoining residential district. The buffer shall include a continuous six-foot-high sight-obscuring fence or wall, a continuous hedge and/or berm designed to achieve a height of six feet upon maturity, a row of trees not more than 35 feet on-center, and shrubs or living groundcover.
d. Outdoor storage areas, loading docks, and mechanical equipment areas shall be fenced with 75 percent opaque site-obscuring fencing or screened with landscaping between the area and public streets.
e. One square foot of interior open space or plaza space shall be required for every five square feet of gross floor area. The following features shall be included in the open space or plaza area:
i. One linear foot of seating space shall be required for every 30 square feet of open space or plaza space.
ii. One tree shall be provided for every 800 square feet of plaza space or open space.
iii. Pedestrian-scale lighting according to subsection (H)(7) of this section.
6. Vehicle and Pedestrian Connectivity.
a. Public streets may be required to be dedicated where needed to improve internal circulation, to connect to neighboring properties or streets, to break up large blocks, or to reduce travel around a site.
b. At a minimum, 95 percent of the parking spaces shall be located within 75 feet of a private walkway or public sidewalk.
7. Pedestrian-Scale Lighting. Pedestrian-scale lighting shall be located along all internal walkways and provide a minimum illumination of one foot-candle. Building entrances shall have a minimum illumination of five foot-candles. Lighting shall be fully shielded so that no light is emitted at an angle above the horizontal plane as illustrated by the lighting plan. The type of features that should be considered include, but are not limited to, street lamps, light fixtures attached to buildings, and light bollards. All pedestrian-scale light fixtures shall not exceed a maximum height of 15 feet as measured from grade to the fixture lamp. The lens material for all pedestrian-scale lighting shall be constructed of acrylic or similar shatter-resistant material as determined by the director. Glass lenses shall not be used for any pedestrian-scale lighting.
8. Parking. The number of parking stalls shall not exceed 125 percent of the minimum number of stalls required. Parking stalls constructed of grass blocks, grasscrete, pervious asphalt or concrete, or similar pervious material shall not be counted in this limit.
9. Existing Development. Any existing legal conforming site, through future development, exceeding the square footage threshold contained in this subsection (H) shall follow the standards contained in Chapter 15.205 NMC, Nonconforming Uses and Buildings.
10. Vacancy Agreement. All large-scale retail development sites as defined in this subsection (H) shall have an abandoned building surety agreement filed with the city. The purpose of the agreement is to ensure a continued attractive business environment in case a building goes vacant. The agreement shall provide measures to maintain the on-site landscaping and exterior of the buildings to their prevacancy condition, and to assist in finding a future tenant. “Vacancy” is defined as a period exceeding one year without legal occupancy. The terms of the agreement shall include:
a. A surety bond equal to one percent of the total valuation of the buildings on site.
b. If the owner fails to maintain the physical exterior of the property or any building on site, the bond may be used for items including, but not limited to: landscape maintenance, exterior building repairs, parking lot paving, amenities in the public right-of-way (lighting, benches, landscaping, etc.). If the cost of maintenance exceeds the amount of the bond, the city will bill the owner. Any unpaid amounts will become a lien on the property.
c. If the owner fails to legally occupy the site, the bond may be used as an incentive for prospective tenants including, but not limited to: payment of permit fees, application fees, system development charges, funding for on-site landscaping, and facade improvements.
d. If the surety bond is expended in any amount, the owner shall provide a new surety bond prior to occupancy by a new tenant. The amount of the bond shall be equal to one percent of the value of the building at the time of occupancy.
e. If at any time prior to one-year vacancy, the director finds the property is in need of maintenance, the director shall notify the owner in writing of the need to maintain the property and the intent to use the bond. Unless the owner provides the needed maintenance or objects within 30 days of the notice, the surety may be used to maintain the property. If the owner objects, the city council will hear the matter and determine whether the surety will be used.
11. Environmental Impact. All new large-scale retail development as defined in subsection (H) of this section shall be LEED certified as defined by the U.S. Green Building Council. The terms of approval are as follows:
a. The applicant shall demonstrate to the director the extent to which the applicant has complied with the commitment to earn a LEED new construction certification rating for a completed project. Demonstration of LEED certification shall be completed prior to the issuance of final certificate of occupancy for the new structure by submitting a report analyzing the extent credits earned toward such rating from the U.S. Green Building Council or another independent entity approved by the director.
b. With specific regard to the LEED stormwater design category, all buildings shall obtain a total of at least two points in this category.
c. With specific regard to the LEED water efficiency category, all buildings shall obtain a total of at least one point in this category.
d. In this section the term “leadership in energy and environmental design (LEED)” means a green building rating system promulgated by the United States Green Building Council (USGBC) that provides specific principles and practices, some mandatory but the majority discretionary, that may be applied during the design, construction, and operation phases, which enable the building to be awarded points from reaching present standards of environmental efficiency so that it may achieve LEED certification from the USGBC as a “green” building, as such rating system exists on January 1, 2009.
e. The USGBC intends to release a revised version of the LEED green building rating system every three years, and the director shall refer to the most current version of the LEED when reviewing a new building construction permit project or renovation.
f. The LEED existing building rating system shall be used during retrofit projects of existing structures. [Ord. 2711 § 1, 3-16-09; Ord. 2696 § 1 (Exh. A(1)), 6-2-08; Ord. 2561, 4-1-02. Code 2001 § 151.196.]
15.220.080 Additional requirements for development in the C-3 zoning district.
The purpose of this section is to ensure that new development and redevelopment in the C-3 zoning district maintains and promotes downtown Newberg as a desirable place to spend time. The standards below will help to assure continued quality and compatibility in construction and design. An applicant for a new development or redevelopment within the C-3 zoning district, which is subject to the site design review process, must demonstrate that seven out of 10 of the following site and building design elements have been incorporated into the design of the project. Exceptions to these additional development requirements may be granted if the requirements would result in construction that is out of character with surrounding development. Applicants for redevelopment of a designated landmark will not be subject to these additional requirements.
A. Elements of the Facade.
1. Windows. To maintain compatibility with historic proportions, windows facing public streets shall be primarily vertical. With the exception of transom windows, the width-to-height ratio of any single window pane (defined as either a true divided light or a “pane” created by “snap-in” dividers) shall be no more than 1:1.
2. Awnings. To provide shade and protection from the rain, awnings of fabric, glass, wood or metal shall extend along at least 25 percent of street-facing facades. Awnings shall be securely attached to the building and at their lowest point shall not be lower than eight feet above the ground level. Awnings may encroach a maximum of eight feet into the public sidewalk right-of-way, but no closer than two feet from the curb line.
B. Facade Articulation.
1. Emphasize Entrances. Entrances facing a public street shall be incorporated as an integral element in the facade. Entrances shall be emphasized to clearly communicate how to enter the building and to make buildings appear more inviting. Some strategies for emphasizing the entrance on a facade include: using transom windows above entrance doors to increase their apparent scale, detailing and emphasizing the trim or pilasters surrounding the entrance doors, and locating projections such as awnings or balconies above the entrance.
2. Maximum Horizontal Facade Plane. To avoid overwhelming and visually monotonous facades, buildings shall not extend more than 60 feet horizontally without a change in the plane of the facade of at least one foot. Vertically stacked bay windows are one way to satisfy this criterion.
C. Windows.
1. Depth of Windows. Windows shall be recessed at least one and one-half inches from the general plane of the facade. This creates shadow lines and visual interest, giving the facade the perception of depth. Depth in the facade promotes the perception of high quality and durable construction, and contributes to the district’s historic character.
2. Percentage of Glazing. The percent of glazing based on the horizontal distance of the facade shall be as follows:
a. Primary facade: at least 50 percent of ground floor and 30 percent of floors above the ground floor; and
b. All other facades facing a public street: at least 30 percent per floor.
3. Window Glazing Material. Windows facing a public street shall be made of clear or low-e glazing (pursuant to Oregon Structural Code Section 1312.1.3). Tinted or reflective glass shall not be visible from public rights-of-way.
D. Facade Materials.
1. Dominant Material. All facades shall be comprised of a single dominant material. Additional materials are allowed as accents.
2. Allowed Wall Materials. Allowed wall cladding materials include horizontal wood and cementitious lap siding, horizontal board and batten siding, shingles, and shakes. Lap siding, shingles, and shakes shall be exposed a maximum of six inches to the weather. In board and batten siding, battens shall be spaced a maximum of eight inches on center. In addition, brick, rusticated concrete block, or stone masonry is allowed, but when used as a veneer material, it must be at least two and one-half inches thick. Cement-based stucco and poured-in-place concrete are allowed.
3. Changes in Material. Brick and stone street-facing facades shall return at least 18 inches around the exposed side walls. When multiple cladding materials are used, changes shall occur along horizontal lines only, with a maximum of three different materials allowed per facade. Heavier-appearing materials (e.g., brick) shall be used only below lighter-appearing materials (e.g., shingles).
[Ord. 2561, 4-1-02. Code 2001 § 151.197.]
15.220.090 Additional requirements for development in the M-4 zoning district.
The purpose of this section is to ensure that new development and redevelopment in the M-4 zoning districts is consistent with the city’s urban design goals and policies while emphasizing the creation of an attractive gateway to Newberg and encouraging industrial development. Special development standards relating to setbacks, screening, and architecture review are required for development within this district.
An applicant for a new development or redevelopment within the city’s M-4 district that is subject to the site design review process must demonstrate that the following site and building design elements have been incorporated into the design of the project. Exceptions to these additional development requirements may be granted if equivalent protections are in place, or if there are substantial difficulties in complying with these standards.
A. Street Standards. Streets, alleys and private accessways shall be constructed consistent with the standards of the City of Newberg Green Design Handbook. Deviations from the standards can be approved via a Type III process.
B. Development Abutting Highway 219, Arterials and Collectors. Where development abuts Highway 219 or a public street classified as an arterial or collector, the applicant shall provide a landscape buffer to provide an attractive and inviting entrance to Newberg and to mitigate the visual, light and noise impacts of the use. The property owner of each proposed development is responsible for the installation and maintenance of required landscape buffers. The review body may waive and/or alter the buffering requirements where alternative standards are proposed that provide for an appropriate buffer consistent with the intent of these provisions.
1. Landscape buffer strips facing Highway 219. Yards along the Highway 219 right-of-way shall be landscaped and maintained. The area beneath the trees shall be planted with a living groundcover or shrubs giving 50 percent coverage at planting and 100 percent coverage within three years. Minimum landscape requirements per 100 lineal feet of highway frontage or any portion thereof shall be consistent with Figure 1 as shown below:
Figure 1: Highway 219 Landscaping Standards
Table 1: Approved Landscape Species for Right-of-Way Landscape Buffer Strips
2. Buffer Strips Facing a Collector or Arterial. Buffer strips with rear and side yards facing a collector or arterial street require minimum planting of at least one row of trees, not less than eight feet high and one and one-half inches in caliper for deciduous trees and five feet high for evergreen trees at the time of planting, and spaced not more than 15 feet apart. The area beneath the trees shall be planted with a living groundcover or shrubs giving 50 percent coverage at planting and 100 percent coverage within three years. Plant material used for buffering shall be selected from Table 1 above.
C. Site Design and Orientation. The intent of these standards is to establish requirements that foster the development of an attractive employment area within the community. The applicant shall design all new buildings and substantial additions consistent with the applicable standards identified below. The review body may waive and/or alter these requirements where alternative standards are proposed that provide for a design approach consistent with the intent of these provisions.
1. Architectural variation and segmentation shall be provided for any wall facing, and within 100 feet of, a collector or arterial street. The variation and segmentation of the facing walls shall provide features that visually break up the building mass. All facing walls must include at least two of the following features along each 100-foot segment of the building wall; each feature must comprise at least 10 percent of each wall segment.
a. Contrasting building colors;
b. Contrasting wall textures;
c. Change in building materials;
d. Building offset of at least a four-foot change in depth and width;
e. Architectural features:
i. Awnings, to be placed along 20 percent of the length of each wall segment;
ii. Columns;
iii. Windows;
iv. Arches;
v. Decorative relief, or sunken relief, at least one inch in depth;
vi. Pitched roof;
vii. Other, as approved by the reviewing body.
2. All buildings must be constructed using building materials that will provide an attractive facade for all walls that face a collector or arterial street. Acceptable building materials include the following:
a. Brick or masonry;
b. Concrete or concrete block;
c. Wood, or wood composite, applied as horizontal siding;
d. Metal, provided the metal does not comprise more than 70 percent of the facade and does not extend more than 100 feet in horizontal length along any facing wall;
e. Stucco;
f. Other materials, as approved by the reviewing body.
3. Required front yard setbacks and parking areas must be landscaped and maintained. Front yard setbacks adjacent to a collector or arterial street must be landscaped in accordance with Table 1 of this section. Parking areas must be landscaped in accordance with the Green Design Handbook.
4. Architectural designs shall include parapets or other treatments to be constructed to conceal flat roofs and rooftop equipment from public view.
5. All exterior lights shall be designed consistent with “dark sky” principles. Lighting shall be located, installed and directed in such a manner and contained within the target area so that no direct light source is visible from any street. All parking area lighting, building security lighting, and externally illuminated signs, displays, building and aesthetic lighting shall be full cut-off type fixtures.
6. Areas used for storage, truck, trailer and van parking, trash collection or compaction, loading and unloading of delivery trucks and similar uses shall be provided with a sight-obscuring screen from all street views. Materials, colors and design of approved screening walls, decorative fences and their covers shall be complementary to those of the primary structure.
D. Sustainable Design. Buildings should seek to reduce waste, pollution, energy use, and water consumption. The applicant can either obtain Leadership in Energy and Environmental Design (LEED) designation for the building, or demonstrate that the building design could attain LEED designation to the satisfaction of the reviewing authority, or demonstrate compliance with five of the following design guidelines. Minor alterations to existing development, as determined by the reviewing authority, will demonstrate compliance with a minimum of three design guidelines.
1. Native Landscaping. Landscaping designs should seek to conserve water consumption through the use of native plant materials. A minimum of 80 percent of the plant material on site shall be native to the Willamette Valley.
2. Rain Water Harvesting. Utilize cisterns and/or other techniques to harvest rainwater for use on site including but not limited to irrigation and grey water applications.
3. Alternative Energy. Install solar panels, wind harvesting equipment or other devices that offset energy consumption of the development by at least 25 percent.
4. Recycled Water. Incorporate recycled water for on-site irrigation or other uses.
5. Fixtures. New buildings should seek to conserve energy and water through the use of water efficient fixtures including toilets, sinks, showers and similar facilities.
6. Local Materials. Demonstrate that a minimum of 75 percent of the value of the building materials and landscape materials were purchased within 100 miles of Newberg.
7. Composting. Require existing landscaping materials and/or organic waste from the site to be composted or reused within the site for landscaping or other purposes. Compost can also be collected at a central facility or by the local waste hauler.
8. Low Impact Design. Utilize low impact design techniques to detain and treat stormwater generated from impervious areas on site. Postdevelopment flows should mimic predevelopment conditions.
9. Solar Orientation/Daylighting. Demonstrate how the building or site design takes advantage of sun to light and/or heat new buildings or work areas.
E. Building Openings. Major building openings, such as drive-in bays and partially enclosed work areas, shall be oriented away from collector and arterial streets. [Ord. 2720 § 1(2), 11-2-09. Code 2001 § 151.198.]