Joint City Council / Planning Commission Work Session Meeting

City of North Plains Agenda Joint City Council / Planning Commission Work Session Meeting

Thursday, September 12, 2019 @ 5:30 PM North Plains Senior Center 31450 NW Commercial Street

Page

1. CALL TO ORDER

2. PLEDGE OF ALLEGIANCE

3. ROLL CALL

4. NEW BUSINESS:

A. Discussion on Community Pattern Books for the Brynhill Subdivision 2 - 44 Rudy Kadlub - Pacific Costa □ Brynhill Community Elements Book 2019-08-29 □ Brynhill Community Pattern Book 2019-08-29

5. ADJOURNMENT:

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NORTH PLAINS JOINT CITY COUNCIL / PLANNING COMMISSION WORK SESSION AGENDA PACKET Thursday, September 12, 2019 Page 1 of 44 Page 2 of 44 Community Elements Book

Brynhill Page 3 of 44 This Community Elements Book is a key component in the Brynhill community. This plan identifies plants, street trees, lighting, play structures and site furnishings to be used throughout all phases within the Brynhill Community.

All submissions and revisions to the plants, street trees, lighting, play structures, and site furnishings will be reviewed for compliance by the Master Planner Rudy Kadlub of Costa Pacific Communities with Lee Iverson of Iverson Architects as successor, or as assigned by City and approved by Rudy Kadlub or Lee Iverson. TABLE OF CONTENTS

Table of Contents 2 Fencing & Monument Map 3 Entry Monument 4 Fencing - Community Fencing 5 Fencing - View Fencing 6 Fencing - Constraints 7 Parks and Trails Map 8 Wayfinding - Informational Signage 9 Retail Signs 10-12 Site Furnishings 13-14 Lighting 15 Play Equipment 16 Street Tree Map 17 Street Tree List 18-20 Plant List 21-23

Table of Contents 2 Page 4 of 44

* If fencing is required by CWS

Fencing & Monument Map 3 Page 5 of 44

Entry Monument 4 Page 6 of 44

Full Private Fencing

Fencing - Community Fencing 5 Page 7 of 44

Courtyard Fence Split Rail View Fence

Wrought Iron Fence * If fencing is required by

Fencing - View Fencing 6 Page 8 of 44

Fencing - Constraints 7 Page 9 of 44

Parks and Trails Map 8 Page 10 of 44

Note: All regulatory signage to meet MUTCD standards.

Wayfinding - Informational Signage 9 Page 11 of 44

Retail Signs 10 Page 12 of 44

Retail Signs 11 Page 13 of 44

Retail Signs 12 Page 14 of 44 SITE FURNISHINGS:

Site furnishings have been selected for their simplicity and elegance of design and to provide continuity between private dwellings and public space.

All submissions, revisions, or alternatives to the plants, street trees, lighting, play structures, and site furnishings will be reviewed for compliance and must be approved by the Master Planner Rudy Kadlub of Costa Pacific Communities with Lee Iverson of Iverson Architects as successor, or as assigned by City and approved by Rudy Kadlub or Lee Iverson.

NEIGHBORHOOD BENCH TRASH RECEPTACLE Manufacturer: Victor Stanley Manufacturer: Victor Stanley

Model: CM-324 Model: The Greensites Series, RTH-SD-36 Side-door-opening litter re- Finish: Recycled plastic slats ceptacle with rain bonnet lid Color: Recycled Walnut Finish: Recycled plastic slats Metal: Titanium Powdercoated Color: Recylced Walnut Size: 72” Length Metal: Titanium Powdercoated Size: 36 Gallon capacity, surface mount

Site Furnishings 13 Page 15 of 44

BICYCLE PARKING DRINKING FOUNTAIN PICNIC TABLE Manufacturer: Secure Site Designs, LLC Manufacturer: Most Dependable Fountains INC. Manufacturer: Victor Stanley

Model: BRWS-101 Model: 440 SM-SS - with Pet Fountain & Jug Filler Model: The Homestead Collection ST-6 Table with Benches Finish: Stainless Steel Finish: Recycled plastic slats Finish: Powdercoated paint, Titanium Color: Black Color: Recylced Walnut Metal: Titanium Powdercoated Size: 2 bike / Surface mount Size: 6’ Table Top / Surface Mount

SITE FURNISHINGS:

Site furnishings have been selected for their simplicity and elegance of design and to provide continuity between private dwellings and public space.

Site Furnishings 14 Page 16 of 44

LIGHTING:

The lighting has been carefully chosen and will contribute to a coherant identitiy for the Brynhill Community while meeting traditional goals of safety and wayfinding.

Lighting 15 Page 17 of 44

PLAY STRUCTURES • Structure materials must be monochromatic with earthtone colors matching other site furnishings. Play structures chosen will be according to the standards below, unless higher standards are • Safety surface material is required for all areas within the fall zone of the play stuctures. established in the future: Play areas will meet CPSC requirements for equipment, surface material, and depth. • Must comply to ASTM F-1487: Standard Consumer Safety Perfomance Specifications for • Platforms - minimum 8” and maximum 72” in height for youth play areas. Playground Equipment for Public Use. • Platforms - minimum 8” and maximum 48” in height for tot play areas. • Must be IPEMA-certified: IPEMA is a non-profit organization that tests play equipment • Transitional platforms or ramps meeting AAFA requirements in areas for children with dis- confirming manufacturers conformance to ASTM F-1487. abilities. • Hardware must be stainless steel with lifetime warranty. • Various ground-level activites.

Play Equipment 16 Page 18 of 44

STREET TREES: Street tree patterns are key to a community’s visual quality and livability. Establishing continuity is an important aspect of street tree selection. Continuity helps to link neighborhoods and streets and establish a sense of order and importance for certain streets. Trees should be chosen from the list provided for the length of each street. Species shall match on opposite sides of the street and change only at intersections, unless specified otherwise.

Street Tree Map 17 Page 19 of 44 Street Tree List NOTE: Color bars refer to lines used in preceding street tree diagram.

Promenade

*Liriodendron tulipifera - Tulip Tree Platanus acerifolia ‘Bloodgood’ – Bloodgood London Planetree Ginkgo biloba ‘Autumn Gold’ - Autumn Gold Ginkgo Ulmus japonica x wilsoniana ‘Morton’ - Accolade Elm Zelkova serrata ‘Village Green’ - Village Green Zelkova Zelkova serrata ‘Green Vase’ - Green Vase Zelkova Ulmus ‘Frontier’ - Frontier Elm Quercus alba - White Oak Quercus rubra - Red Oak Quercus robar - English Oak Aesculus x carnea ‘Briotti’ - Red horsechestnut Cladrastis Kentukea - Yellowwood

Primary Residential Landscape Strips 5’-8’ Wide

Acer x freemanii ‘Autmn Blaze’ – Autumn Blaze Maple Zelkova serrata ‘Green Vase’ – Green Vase Zelkova Zelkova serrata ‘Village Green’ – Village Green Zelkova Tilia x euchlora – Crimean Linden Fagus sylvatica – European Beech Fagus sylvatica ‘Riversii’ – Rivers Beech Fraxinus oxycarpa ‘Raywood’ – Raywood Ash Fraxinus Americana ‘Autumn Applause’ – Autumn Applause Ash Acer pseudoplatanus – Sycamore Maple Koelreuteria paniculate – Goldenrain Tree Acer rubrum ‘Red Sunset’ – Red Sunset Maple Cornus florida – Flowering Dogwood Crataegus viridis ‘Winter King’ – Winter King Hawthorne

Street Tree List 18 Page 20 of 44 Street Tree List NOTE: Color bars refer to lines used in preceding street tree diagram.

Commercial

Gledistia triacanthos ‘Shademaster’ – Shademaster Honeylocust Gledistia tracathos ‘Skyline’ – Skyline Honeylocust Pyrus calleryana ‘Redspire’ – Redspire Pear Platanus acerifolia ‘Bloodgood’ – Bloodgood London Planetree Sophora japonica – Chinese Scholar Tree Acer x fremanii ‘Armstrong’ – Armstrong Red Maple

Perimeter Accent

*Quercus rubra – Red Oak Quercus coccinea – Scarlet Oak Tilia tomentosa – Silver Linden Tilia x euchlora – Crimean Linden Fagus sylvatica – European Beech Quercus macrocarpa – Bur Oak

Swales

*Fraxinus pennsylvanica ‘Summit’ – Summit Ash Alnus rubra – Red Alder Fraxinus latifolia – Oregon Ash Quercus bicolor – Swamp White Oak Salix babylonica – Babylon Weeping Willow Ulmus japonica x wilsoniana ‘Morton’ – Accolade Elm (Side Slope Only) Ulmus‘Frontier’ – Frontier Elm (Side Slope Only) Zelkova serrata ‘Green Vase’ – Green Vase Zelkova (Side Slope Only) Zelkova serrata ‘Village Green’ – Village Green Zelkova (Side Slope Only) Acer macrophyllum - Big Leaf Maple (12’ Fraxinus latifolia Oregon Ash Minimum Planting Areas)

Street Tree List 19 Page 21 of 44 PLANT LIST: Davidia involucrata— Dove Tree Stewartia monadelpha— Tall Stewartia Daphne odora— Winter Daphne Disanthus cercidifolius— Disanthus Stewartia pseudocamelia— Japanese Stewartia Deutzia gracilus ‘Nikko’ — Nikko Slender Deutzia NON-NATIVE PLANTS Fagus sylvatica— Copper Beech varieties Styrax japonica — Japanese Snowbell Deutzia x rosea— Deutzia Hybrid TREES Fraxinus pennsylvanica— Ash varieties Styrax obassia — Bigleaf Japanese Snowbell Elaeagnus pungens ‘Fruitlandii’ — Silverberry Abies concolor var.— White Fir varieties Ginka biloba var.— Ginkgo varieties Tilia americana ‘Redmond’ — Redmond American Linden Enkianthus perulatus— Enkianthus Abies lasiocarpa— Rocky Mountain Fir Gleditsia triacanthos — Honey Locust varieties Tilia cordata var.— Little Leaf Linden varieties Escallonia ‘Compacta’ — Compact Escallonia Acer buergeranum— Trident Maple Gymnociadus dioica— Kentucky Coffee Tree Ulmus japonica x wilsoniana ‘Morton’— Accolade Elm Escallonia ‘Newport Dwarf’ — Newport Dwarf Escallonia Acer campestre — Hedge Maple Halesia carolina— Silver Bell Ulmus parvifolia ‘Emerald Vase’— Emerald Vase Lacebark Euonymus alata ‘Compacta’ — Dwarf Burning Bush Acer davidii — David Maple Juniperus scopulorum ‘Skyrocket’— Skyrocket Juniper Elm Euonymus japonica ‘Silver Princess’ — Silver Princess Acer x freemanii ‘Marmo’— Marmo Maple Koelreuteria paniculata— Goldenrain Tree Zelkova serrata ‘ Halka’ or ‘Green Vase’— Halka or Green Euonymus Acer ginnala — Amur Maple Laburnum anagyroides— Goldenchain Tree Vase Zelkova Euonymus japonicus ‘Silver Queen’ — Silver Queen Acer grandidentatum ‘Schmidt’ — Rocky Mtn Glow Maple Lagerstroemia indica ‘Natchez’— Natchez Crepe Myrtle Euonymus Acer griseum — Paperback Maple Larix decidua— European Larch SHRUBS Euonymus microphylla — Box Leaf Euonymus Acer henryi — Henry Maple Liriodendron tulipifera— Tulip Tree Abelia grandiflora ‘Edward Goucher’ — Edward Goucher Exochorda macrantha ‘The Bride’ — Pearl Bush Acer japonicum (straight species)— Fullmoon Maple Magnolia stellata ‘Royal Star’— Royal Star Magnolia Glossy Abelia Fatsia japonica — Japanese Aralia Acer nigrum ‘Greencolumn’— Greencolumn Maple Magnolia x soulangiana— Saucer Magnolia Abelia grandiflora ‘Prostrata’ — Prostrate White Abelia Fothergilla gardenii ‘Jane Platt’ — Dwarf Fothergilla Acer palmatum var. — Japanese Maple Magnolia virginiana— Sweetbay Magnolia Arbutus unedo ‘Compacta’— Dwarf Strawberry Bush Fothergilla monticola— Fothergilla Acer pseudoplatanus— Sycamore Maple Malus ‘Golden Raindrops’— Golden Raindrops Crabapple Arctostaphylos ‘John Dourley’— John Dourley Manzanita Hamamelis mollis ‘Coombe Wood’ — Witch Hazel Acer rubrum— Red Maple varieties Malus ‘Snowdrift’— Snowdrift Crabapple Azalea species— Azalea Hamamelis mollis ‘Pallida’— Palida Witch Hazel Acer saccharum var.— Sugar Maple varieties Metasequoia glyptostroboides — Dawn Redwood Berberis thunbergii— Japanese Barberry Hydrangea arborescens ‘Annabelle’— Annabelle Acer x freemanii — Autumn Maple varieties Nyssa sylvatica— Sour Gum Berberis thunbergii ‘Crimson Pygmy’ — Crimson Pygmy Hydrangea Acer x truncatum x platanoides ‘Warrenred’— Pacific Ostrya virginiana— American Hophornbeam Japanese Barberry Hydrangea macrophylla ‘Nikko Blue’ — Nikko Blue Sunset Maple or Norwegian Sunset Maple Oxydendron arboreum— Sourwood Berberis thunbergii ‘Kobold’ — Kobold Barberry Hydrangea Betula nigra — River Birch Parrotia persica— Persian Parrotia Berberis verrucolosa— Warty Barberry Hydrangea macrophylla ‘Lemon Wave’ — Lemon Wave Calocedrus decurrens— Incense Cedar Pinus monticola — Western White Pine Berberis x mentorensis— Mentor Barberry Hydrangea Carpinus betulus ‘Fastigiata’ — Pyramidal European Pinus strobus fastigiata— Columnar Eastern White Pine Buddleia davidii ‘Empire Blue’— Buddleia Hydrangea quercifolia — Oak Leaf Hydrangea Hornbeam Platanus x acerifolia ‘Bloodgood’— London Plane Tree Callicarpa bodinieri — Beautybush Hydrangea serrata ‘Blue Billow’ — Blue Cedrus deodara— Deodar Cedar Prunus x blireiana— Blireiana Plum Caryopteris clandonensis ‘Arthur Simmon’— Arthur Billow Lacecap Hydrangea Cercidiphyllum japonicum— Katsura Tree Prunus serrulata ‘Shirofugen’ — Shirofugen Cherry Simmon Blue Mist Hydrangea seratta ‘Bluebird’ — Blue & Cercis chinensis — Chinese Redbud Pyrus calleryana ‘Capital’— Capital Callery Pear Chaenomeles speciosa— Chinese Flowering Quince Pink Lacecap Hydrangea Chamaecyparis lawsoniana — Chamaecyparis varieties Pyrus calleryana ‘Chanticleer’ or ‘Glen’s Form’— Choisya ternata — Mexican Ternate Orange Cladrastis lutea— Yellow Wood Chanticleer or Glen’s Form Callery Pear Cistus purpureus— Purple Rock Rose Clerodendrum trichotomum— Harlequin Glorybower Pyrus calleryana ‘Redspire’— Redspire Callery Pear Cornus sericea ‘Alleman’s Compact’ — Alleman’s Compact Cornus kousa chinensis— Chinese Kousa Dogwood Quercus phellos — Willow Oak Redtwig Dogwood Crataegus phaenopyrum ‘Washington Lustre’ — Quercus robur— English Oak Cornus sericea ‘Isanti’ — Isanti Redtwig Dogwood Washington Hawthorn Quercus rubra— Red Oak Cornus stolonifera ‘Kelseyii’ — Kelsey Dogwood Crataegus x lavallei — Lavalle Hawthorn Sassafras albidum— Sassafras Corylopsis spicata — Spike Winter Hazel Cryptomeria japonica var.— Japanese Cryptomeria varieties Sequoidendron giganteum— Giant Sequoia Cotoneaster horizontalis— Rock Cotoneaster Cupressocyparis leylandii — Leland Cypress Sequoia sempervirens— Coast Redwood Cotoneaster lacteus— Parney Cotoneaster Cupressocyparis leylandii ‘Naylor’s Blue’ — Naylor’s Blue Sophora japonica— Japanese Pagoda Tree Daphne burkwoodii — Burkwood Daphne Leland Cypress Sorbus aucuparia— European Mountain Ash Daphne burkwoodii ‘Carol Mackie’ — Carol Mackie Stewartia koreana— Korean Stewartia Burkwood Daphne

Plant List 20 Page 22 of 44 Hypericum androsaemum ‘Albury’s Purple’ — Albury’s Rhododendron species— Rhododendron Viburnum tinus ‘Spring Bouquet’ — Spring Bouquet Euphorbia characias ssp. Wulfenii — Wall Spurge Purple St. John’s Wort Rosa bonica— Bonica Rose Laurustinus Euphorbia robbiae— Robb’s Spurge Hypericum androsaemum ‘Hidcote’— Hidcote Shrub Rosa ‘de L’Hay’— de L’Hay Rose Viburnum trilobum— Cranberry Bush Fragaria chiloensis — Coast Strawberry Hypericum Rosa ‘Red Meidiland’— Red Meidiland Rose Viburnum x bodnantense— Bodnanse Viburnum Gaultheria procumbens— Wintergreen Hypericum ‘Rowallane’— Rowallane Shrub Hypericum Rosa rugosa var.— Rugosa Rose varieties Viburnum x burkwoodii— Burkwood Viburnum Geranium x cantabrigiense ‘Biokovo’ — True Geranium Ilex crenata ‘Compacta’ — Compact Japanese Holly Rosa ‘Scarlet Meidiland’— Scarlet Meidiland Rose Viburnum x rhytidophylloides ‘Alleghany’— Alleghany Geranium x cantabrigiense ‘Cambridge Blue’— Ilex crenata ‘Convexa’ — Convex Leaf Japanese Holly Rosa ‘Snow on Heather’— Snow on Heather Rose Viburnum Cambridge Blue Geranium Ilex crenata ‘Green Island’ — Green Island Japanese Holly Rosa ‘White Meidiland’— White Meidiland Rose Weigela florida var.— Variegated Weigela varieties Geranium dalmaticum— Dalmatian Cranesbill Ilex crenata ‘Helleri’ — Helleri Japanese Holly Rosmarinus officinalis ‘Tuscan Blue’— Tuscan Blue Geranium ‘Johnson’s Blue’— Johnson’s Blue Geranium Ilex crenata ‘Hetzii’ — Hetzii Japanese Holly Rosemary GROUNDCOVERS, VINES, PERENNIALS, Geranium macrorrhizum— Cranesbill Geranium Itea virginica ‘Henry’s Garnet’ — Henry’s Garnet Salix purpurea ‘Nana’— Dwarf Purple Osier Willow GRASSES, BULBS Hakonechloa macra ‘Areola’— Japanese Forest Grass Sweetspire Salix repens argentea— Silver Creeping Willow Ajuga reptans ‘Catlin’s Giant’— Catlin’s Giant Carpet Helianthemum ‘Annabel’— Annabel Sun Rose Itea virginica ‘Little Henry’s’— Little Henry’s Sweetspire Sambucus racemosa ‘Plumosa Aurea’— Golden Elderberry Bugle Helictotrichon sempervirens— Blue Oat Grass Jasminum nudiflorum— Winter Jasmine Sarcococca hookerana ‘Humilis’— Sweet Box - Himalayan Alchemilla mollis — Lady’s Mantle Helleborus orientalis— Lenten Rose Juniperus chinensis— Chinese Juniper Sarcococca Aubrieta deltoidea ‘Rockey’s Purple’— Rockey’s Purple Hemerocallis ‘Crazy Lace’— Crazy Lace Daylily Kalmia latifolia— Mountain Laurel Sarcococca ruscifolia— Fragrant Sarcococca False Rock-Cress Hemerocallis ‘Catherine Woodbury’ — Woodbury Daylily Kalmia latifolia ‘Elf’— Elf Mountain Laurel Spiraea bumalda ‘Anthony Waterer’— Anthony Waterer Bergenia ‘Silberlicht’— Heart Leaf Bergenia Hemerocallis ‘Stella d’Oro’ — Stella d’Oro Daylily Leucothoe fontanesiana— Drooping Leucothoe Spirea Calamagrostis x acutiflora ‘Overdam’— Variegated Hypericum calycinum— Hypericum Ligustrum ‘Lodense’ — Lodense Privet Spiraea japonica ‘Shirobana’ — Shirobana Spirea Feather Reed Grass Iberis sempervirens ‘Snowflake’— Snowflake Candytuft Ligustrum ‘Suwanee River’— Suwanee River Privet Spiraea nipponica ‘Snowmound’— Snowmound Japanese Calamogrostis x acutiflora ‘Karl Foerster’ — Foerster’s Iris — Iris Lonicera nitida— Box Honeysuckle Spiraea Feather Reed Grass Juncus effuses— Soft Rush Lonicera nitida ‘Red Tip’— Red Tip Box Honeysuckle Spiraea prunifolia ‘Plena’ — Bridal Wreath Spiraea Calluna vulgaris — Scottish Heather Juniperus conferta ‘Blue Pacific’ — Blue Pacific Juniper Lonicera pileata — Privet Honeysuckle Spirea thunbergii — Thunberg Spirea Carex buchananii — Leather Leaf Sedge Juniperus conferta ‘Silver Mist’— Silver Mist Juniper Loropetalum chinensis ‘Burgandy’ — Chinese Loropetalum Spiraea thunbergii ‘Compacta’ — Compact Japanese Spirea Carex deweyana — Dewey Sedge Lavandula angustifolia var.— English Lavender varieties Nandina domestica ‘Harbor Dwarf’— Harbor Dwarf Spiraea x bumalda ‘Goldflame’— Goldflame Spiraea Carex ‘Frosted Curis’ — Frosted Curis Sedge Liriope var.— Liriope varieties Heavenly Bamboo Spiraea x vanhouttei— Vanhoutte Spirea Carex morrowii ‘Variegata’— Variegated Japanese Sedge Lithodora diffusa ‘Grace Ward’— Grace Ward Lithodora Osmanthus delavayi — Delavay Osmanthus Syringa microphylla ‘Superba’— Little Leaf Lilac Carex morrowii ‘Ice Dance’ — Ice Dance Sedge Menthe corsica— Corsican Mint Pernettya mucronata — Gaultheria mucronata Taxus baccata ‘Repandens’— English Yew Carex morrowii ‘Evergold’ — Evergold Sedge Miscanthus sinensis ‘Variegatus’— Variegated Japanese Philadelphus coronarius— Sweet Mock Orange Taxus x media ‘Hicksii’ — Hicks Yew Carex obnupta— Slough Sedge Silver Grass Philadelphus x virginalis ‘Dwarf Minnesota Snowflake’— Viburnum carlesii ‘Compactum’— Compact Korean Spice Carex pendula— Weeping Sedge Miscanthus sinensis ‘Yaku Jima’— Yaku Jima Japanese Dwarf Minnesota Snowflake Mock Orange Viburnum Clematis florida ‘Alba Piena’— Alba Piena Clematis Silver Grass Pieris ‘Forest Flame’ — Forest Flame Pieris Viburnum carlesii ‘Nana’— Nana Korean Spice Viburnum Clematic viticella ‘Etoile Violette’— Etoile Violette Narcissus— Daffodil Pieris fromosa var forestii ‘Wakehurst’— Wakehurst Pieris Viburnum davidii— David Viburnum Clematis Pachysandra terminalis— Pachysandra Pieris japonica ‘Blush’— Blush Pieris Viburnum opulus ‘Compactum’— Compact European Cotoneaster dammeri ‘Canadian Creeper’— Canadian Panicum virgatum ‘Haense Herms’— Red Switch Grass Pieris japonica ‘Spring Snow’— Spring Snow Pieris Cranberry Bush Creeper Cotoneaster Panicum virgatum ‘Rotestrahibusch’— Polystichum setiferum— Alaska Fern Viburnum opulus ‘Nanum’— Dwarf European Cranberry Crocus— Crocus Glowing Red Switch Grass Potentilla fruticosa ‘Klondike’— Klondike Bush Bush Daboecia cantabrica— Irish Heath Cinquefoil Viburnum plicatum tomentosum ‘Mariesii’ — Mariesii Deschampsia caespitosa— Tufted Hair Grass Potentilla fruticosa ‘Day Dawn’ — Daydawn Bush Doublefile Viburnum Erica species— Heath Cinquefoil Viburnum plicatum var. tomentosum— Doublefile Euonymus x fortunei var.— Wintercreeper varieties Prunus laurocerasus ‘Otto Luyken’— Otto Luyken Laurel Viburnum

Plant List 21 Page 23 of 44 Parthenocissus quinquefolia— Virginia Creeper SHRUBS Strawberry SHRUB / PLANT COMMUNITY Parthenocissus tricuspidata— Boston Ivy Berberis nervosa— Cascade Oregon Grape Fritillaria lanceolata — Checker Lily GROUNDLAYER Pennisetum alopecuroides— Fountain Grass Cornus stolonifera— Red Osier Dogwood Helianthus annuus— Common Sunflower Deschampia caespitosa — Tufted Hairgrass Pennisetum alopecuroides ‘Hameln’ — Dwarf Fountain Gaultheria shallon— Salal Iris tenax— Oregon Iris Festuca rubra v. rubra — Native Red Fescue Grass Holodiscus discolor— Ocean Spray Linnaea borealis— Twin Flower Pennisetum alopecuroides ‘Moudry’— Black Seeded Lonicera involucrata— Black Twinberry Lupinus sulphureus — Sulphur Lupine UNDERSTORY Fountain Grass Mahonia aquifolium— Oregon Grape Mimulus species — Monkey Flower Cornus stolonifera— Redtwig Dogwood Polystichum setiferum— Alaska Fern Mahonia aquifolium ‘Compacta’— Compact Oregon Grape Oxalis oregona— Redwood Sorrel Rosa nutkana — Nootka Rose Rubus calycinoides— Bramble Mahonia repens— Creeping Mahonia Polystichum munitum — Western Swordfern Salix lasiandra— Pacific Willow Santolina chamaecyparissus— Lavender Cotton Oemlaria cerasiformus— Indian Plum Pteridium aquilinum— Bracken Fern Salix piperi — Piper Willow Salvia officinalis ‘Alba Flora’— Alba Flora Sage Philadelphus lewisii— Mock Orange Rhus spectabilis — Salmonberry Salix scouleriana — Scouler’s Willow Salvia officinalis ‘Icterina’— Golden Variegated Sage Physocarpus capitus— Pacific Ninebark Rubus parviflorus— Thimbleberry Salix sitchensis— Sitka Willow Stachys byzantina ‘Silver Carpet’— Silver Carpet Lambs Ear Rhododendron macrophyllum — Pacific Rhododendron Smilacina racemosa— False Solomon Seal Spiraea douglasii — Douglas Spirea Teucrium chamasdrys— Wall Germander Ribes sanguineum— Red Flowering Currant Tellima grandiflora— Fringecup Thymus citriodorus ‘Aurea’— Gold Variegated Lemon Thyme Rosa nutkana — Nootka Rose Thalictrum occidentale — Western Meadowrue PROHIBITED PLANT SPECIES Tulipa— Tulip Spirea douglasii— Douglas Spirea Tiarella trifoliata— Foam Flower Cirsium arvense — Canadian Thistle Vaccinium vitis-idaea— Lingonberry Symphoricarpus albus — Common Strawberry Trillium ovatum— Western Trillium Convolvulvus spp — Morning Glory Vinca minor — Periwinkle Taxus brevifolia — Pacific Yew Vancouveria hexandra— Inside Out Flower Cytisus scoparus— Scotch Broom Vaccinium ovatum— Evergreen Huckleberry Viola glabella— Stream Violet Dipsacus sylvestris— Common Teasel NATIVE PLANTS Festuca arundinaceae— Tall Fescue TREES GROUNDCOVER, FERNS, HERBS BIOSWALE PLANTINGS Hedera helix — English Ivy Abies grandis— Grand Fir Anenome oregona— Oregon Windflower POND MARSH / SWALE BOTTOM PLANT Holcus canatus — Velvet Grass Acer circinatum— Vine Maple Aquilegia formosa — Red Columbine Lolium spp. — Rye Grasses Arctostaphylos uva-ursi ‘Vancouver Jade’ — Vancouver COMMUNITY Acer macrophyllum— Bigleaf Maple GROUNDLAYER Lotus corniculatus— Bird’s Foot Trefoil Jade Kinnickinnick Lythrium salicaria — Purple Loose Strife Alnus rubra— Red Alder Alisma plantago-aquatica— Water Plantain Arctostaphylos uva-usi ‘Emerald Carpet’ — Kinnickinnick Melilotus spp.— Sweet Clover Amelanchier alnifolia— Western Serviceberry Beckmannia syzigachne— American Sloughgrass Blechnum spicant— Deer Fern Myriophyllum spicatum — Eurasian Milfoil Cornus nuttallii — Pacific Dogwood Bromus carinatus— California Bromegrass Calypso bulbosa— Fairyslipper Phalaris arundinaceae— Reed Canary Grass Corylus cornuta— Western Hazelnut Cammasia quamash— Common Camas Camassia quamash — Camas Rubus discolor — Himalayan Blackberry Crataegus douglasii — Douglas Hawthorne Carex obnupta — Slough Sedge Claytonia lanceolata— Western Spring Beauty Solanum spp. — Nightshade Fraxinus latifolia— Oregon Ash Deschampsia caespitosa — Tufted Hairgrass Pinus ponderosa— Ponderosa Pine Corydalis scouleri — Western Corydalis Trifolium spp. — Clovers Cornus canadensis— Bunchberry Eleocharis ovata — Ovate Spike Rush Pseudotsuga menzieseii— Douglas Fir Eleocharis palustris — Common Spike Rush Querrus garryana— Oregon Oak Delphinium bicolor — Montana Larkspur Dicentra formosa — Wild Bleeding Heart Elymus glaucus— Blue Wildrye Sambucus racemosa— Red Elderberry Festuca rubra v. rubra— Native Red Fescue Sequoiadendron giganteum— Giant Sequoia Dodecatheon pulchellum— Shooting Star Eriophyllum lanatum — Oregon Sunshine Iris tenax— Oregon Iris Thuja plicata — Western Red Cedar Juncus effusis — Soft Rush Tsuga heterophylla— Western Hemlock Erythronium oregonum — Fawn Lily Fragaria virginia var. platypetala — Broad Petal Juncus ensifolius — Dagger Leaf Rush Lysichitum americanum — Skunk Cabbage Regreen— Wheat Cover Crop Sagitaria latifolia— Wapato Duck Potato Scirpus acutus— Hardstem Bulrush Scirpus microcarpus— Small Fruited Bullrush

UNDERSTORY Spiraea douglasii — Douglas Spirea

Plant List 22 Page 24 of 44

Brynhill

Pattern Book Page 25 of 44

TABLE OF CONTENTS

Table of Contents 2 Prologue 3 Lot Diagrams 4-6 Scale and Proportions 7 Architectural Styles 8-11 Master Fencing Program 12-13 Fencing Lot Diagrams 14-17 Mixed Use Area (MUA) 18-20 References and Definitions 21

Table of Contents 2 Page 26 of 44 Architectural Pattern Book Design Principles Applying to the Brynhill Master Plan The architectural Pattern Book was developed to direct the development of A. The following Design Principles reflect the fundamental concepts, and 2. Building and site design shall include: neighborhoods and houses within the Brynhill community. The architectural support the objectives of the Brynhill Master Plan. a. Protective overhangs or recesses at windows and doors. Pattern Book includes the regulations to help builders achieve the objectives of 1. The design of landscape, streets, public places and buildings shall b. Raised stoops, terraces or porches at single-family dwellings. the Master Plan. This architectural Pattern Book applies to all buildings within create a place of distinct character. c. Exposed gutters cannot replace a fascia board. the Brynhill community. 2. The landscape, streets, public places and buildings within individual d. Building elevations of detached buildings shall not repeat an elevation development projects shall be considered related and connected compo- found on buildings of adjacent lots. The lot diagrams include lot sizes, definitions of setback requirements, place- nents of the Brynhill Master Plan. e. A porch shall have no more than three walls. ment of buildings on the lots, and all other applicable requirements. 3. The design of buildings shall functionally relate to adjacent open f A garage shall provide enclosure for the storage of no more than three space, gateways, street orientation, and other features as shown in the motor vehicles, as described in the definition of parking space. (In the Conformance Brynhill Master Plan. North Plains Zoning and Development Code) To verify compliance with the Pattern Book, all single family and duplex 4 .The design of buildings and landscape shall functionally relate to sun- g. Roofs to be min. 30-year composite asphalt, masonry or metal. No dwellings and row houses shall be reviewed by the Master Planner (See defni- light, climate, and topography in a way that acknowledges these condi- cedar shake roofs. tion on page 21). All multi-family, mixed use, or commercial buildings shall be tions as particular to the Willamette Valley. h. Flashing and roof vents are to be painted to match roof color, and reviewed for compliance by the Planning Commission and the Master Planner. 5. The design of buildings shall incorporate regional architectural char- wherever possible, be placed on rear elevation. acter and regional building practices. j. No plastic, aluminum, or T-111 siding. Compliance 6. The design of buildings shall include architectural diversity and variety j. Materials may not change on an outside corner. Materials to tie in to an In the application of these Standards, all construction shall comply with the in its built form. element prior to transitioning from one material to another. Oregon State Building Code and all other applicable governmental regulations. 7. The design of buildings shall contribute to the vitality of the street en- k. The garage face shall remain behind the front building elevation of the In the case of all materials and methods mentioned here, governmental regula- vironment through incorporation of storefronts, windows, and entranc- principle structure or porch by four (4) feet or more. tions shall take precedence. es facing the sidewalk. l. Front façades and street-facing side facades shall include windows and/ 8. The design of streets and public spaces shall provide for and promote or pedestrian doors, with these features equaling or exceeding ten (10) pedestrian safety, connectivity and activity. percent of the front facing wall area visible from the street. 9. The design of buildings and landscape shall minimize the visual im- m. Front façades and street-facing side facades shall include a minimum pact of, and screen views of off-street parking from streets. of two (2) types of siding materials and/or siding styles, separated by trim 10. The design of exterior lighting shall minimize off-site impacts, yet that is a minimum of fve and one-half (5 1/2) inches wide. enable functionality. n. All alley loaded homes are to be ft with photocell lights at the rear elevation to provide illumination to the alley. Homeowner to be Design Standards Applying to the Brynhill Expansion Area responsible for maintaining light bulbs. A. The following Design Standards implement the Design Principles m. All single family homes to have downward facing dark sky lighting on found in the section above, and enumerate the architectural details and facades. Spotlights are prohibited. design requirements applicable to buildings and other features within the community. If there is a confict between these design standards and 3. Lighting and site furnishings shall be in compliance with the approved the Neighborhood Community Zone Table NC-1: Development Stan- Community Elements Book. dards, then the provisions of the Design Standards apply. The Design Standards are based primarily on the features, types, and details of the 4. Design creativity is encouraged. residential traditions in the Northwest, but are not intended to mandate a singular style or fashion. All development within the community shall 5. Green Building is encouraged. The Portland General Electric Earth incorporate the following: Advantage™, Energy Trust of Oregon EPS, or the LEED Building 1. General Provisions: Certification Program of the U.S. Green Building Council may be used as a. Flag lots are not permitted. guides in this regard. b. Commercial/mixed use lots may have multiple front lot lines. c. For commercial/mixed use lots facing two or more streets, two of the facades shall face the rwo higher traffc streets.

Prologue 3 Page 27 of 44

Lot Diagrams 4 Page 28 of 44 The Single-family Rear Loaded Lot types are designed for mid-block or corner The Small Lot is the smallest of the Single-family Detached Brynhill neighborhood lot types. The residential locations. The residential buildings are detached, on lots ranging from 3,800 to 5,500 buildings are on lots of approximately 1,850 to 2,400 square feet. The houses typically face the street but square feet. The houses typically face the street but may also face onto a greenbelt may also face onto a greenbelt or park with public access. Off-street parking is located at the rear of the lot, or park with public access. Off-street parking is located at the rear of the lot, off of an off of an alley, in attached or detached garages. Accessory dwelling units are allowed but not required, and alley, in attached or detached garages. Accessory dwelling units are allowed but not they may be attached or detached; they must be of the same exterior design as the primary dwelling unit on required, and they may be attached or detached; they must be of the same exterior the property. For both Single-family Rear Loaded Lot and Small Lot types, use of easements to maximize the design as the primary dwelling unit on the property. usable yard space for each house is allowed but not required.

Lot Diagrams 5 Page 29 of 44

Lot Diagrams 6 Page 30 of 44 Diversity and Rules of Adjacencies Small, Medium, Standard & Large Lots

Diversity Required house Style diversity for small, medium, standard, and large lots shall be Allowable adjacencies and diversity are required. Houses and buildings shall use as follows: the Rules of Adjacencies to achieve the variety of styles required by the Brynhill Master Plan. 1. For ten or less lots that are in-line along a street, or located directly across the same street, a minimum of two appropriate styles with a minimum of two foor- Rules of Adjacencies plans, shall be utilized. This section is included to provide direction and examples for the Scale and Pro- portions requirement and repetition issues in the Brynhill Design Standards. The 2. For eleven or more lots that are in-line along a street or located directly across drawings are arranged on the following pages according to the land use type and the same street, a minimum of three appropriate styles with a minimum of two the width of the front façade of the building. foorplans, shall be utilized.

Drawings Note: Appropriate styles include, but are not limited to American Modern (Crafts- The drawings are the guidelines for proportions, scale and massing, composition man, Mid-Century, Contemporary) American Classic (Four Square, Salt Box, Colo- of doors and windows, and additional examples of an architectural style. Although nial), or English Revival. only the front elevation is shown, the other elevations of the building within the public view shed shall continue the style, massing and general composition as Color denoted. In response to natural light and climate and to maximize daylighting, For all lot types, no single family detached dwellings with the same color scheme elevations not within the public view shed can have more glazing at the first floor shall be plotted adjacent to each other or directly across the street from each other. and on second floors, and may have less detailing than is otherwise required. For row houses, buildings with the same color scheme may be plotted on adjacent Options blocks. The architectural style drawings illustrate patterns intended to be used only as a guideline for design. There are many other possibilities that would meet the De- Color palette for each architectural style shall be approved prior to building permit sign Standards if they follow these examples of massing, composition, scale, and issuance and is subject to the Rules of Adjacencies. proportions appropriate for the width of the lot or land use type and the architectural style.

Adjacency For all lot types, no single family detached dwellings with both the same floor plan and style shall be plotted adjacent to each other or directly across the street from each other. For row houses, no buildings with both the same composite floor plan configuration and style shall be plotted on adjacent blocks. Adjacent row houses separated by a green space or facing directly across the street from each other may be of both the same plan confguration and style.

Scale and Proportions 7 Page 31 of 44

Note: Architectural images on this page only illustrate examples of basic styles. American Classic: The American Classic style is represented by an impressive collection of houses in the Colonial Revival style in many historic neighborhoods in the Willamette Valley area. This style was popular from 1888 until the mid-1950’s, and Oregon architects designed every adaptation of it from the inventive forms of Colonial Revival common in the early phases, to the more conservative styles of the later phase. Basic Elements: • Side-gabled roofs with little or no overhang, often with dormers • May use boxed-in eaves; cornice returns at gable ends are encouraged • Exterior walls clad with stucco, beveled lap siding, brick, or shingles • Symmetrically located double-hung windows with multiple panes; and may use massive chimneys, usually at gable ends • Simple massing of one, one-and-a-half, or two stories • Prominent pedimented entrance porticos or porches

Examples - Saltbox, Foursquare, and Colonial Color Palette: - Cladding – white, grey, light yellows, tans, caramel, light grey, medium grey, blue/grey, slate/grey, light green, grey/green, sea green, taupe, or muted barn red - Brick – red tones - Windows – white, tan, with an option to add neutral colors - Doors and shutters – black, dark green, dark blue, or burgundy, or off-white - Garage doors – match predominant cladding color; trim may be another color but should not increase prominence of the doors - Columns, and trim – white, earthtones - Roof shingles – weathered wood blend, and, black or gray (Note: all projections through the roof must be painted to match the roof) - Gutters – match trim color or natural copper color - Downspouts – match siding color or natural copper color - Fencing - refer to section on Master Fencing Any revisions proposed to the architectural patterns and standards in the Brynhill Pattern Book must be reviewed and approved by the Master Planner.

American Classic 8 Page 32 of 44

American Modern: American Modern encompasses a category of architectural styles that were built in Oregon in the last century. It includes Craftsman as well as Modernistic. Note: Architectural images These styles were not based on historical precedents of decoration and design, instead they often emphasized exposed structural members or expressive detailing. on this page only illustrate Many fne examples of houses in these styles can be found in older Northwest neighborhoods. examples of basic styles. Basic Elements: The American Modern style is composed of two subtypes – Arts and Crafts, including Prairie and Craftsman, which turned its back on historical precedent for decoration and design, and Modernistic, where the emphasis was on standardization of parts, absence of all non-functional decoration, and simple structural forms. It incorporates a number of progressive ideals of the early 1900’s such as the straightfoward use of materials, an informal way of living and accessibility to the outdoors. • Roofs vary from steeply gabled to fat with multiple planes • Simple composition of one or one-and-a-half or two stories • Smooth exterior wall surfaces with simple or no decorative detailing at doors and windows • Embellishment limited to expressive functional/structural detailing or the addition of natural materials that are native to the region • Generous use of windows

Example - Craftsman Color Palette: - Cladding – Muted, light to medium tans, tan/rust, caramel, tobacco, muted terra cotta, light greens, blue/green, sage green, grey/greens, grey/brown, taupes and earth tones - Roof – Dark browns, and weathered wood blends - Windows – White, tan, option to add neutral colors - Garage Doors – Match cladding color, trim may be another color but should not increase the prominence of the doors - Trim – Dark to medium earthtones - Gutters – Match trim color, or natural copper - Downspouts – Match siding color, or natural copper Any revisions proposed to the architectural patterns and standards in the Brynhill Pattern Book must be reviewed and approved by the Master Planner.

American Modern 9 Page 33 of 44

Note: Architectural images on this page only illustrate examples of basic styles. Modernistic Examples - Mid-Century and Contemporary Color Palette: - Cladding – Whites to very light muted grey earthtones - Roof – Dark browns, dark greys, and weathered wood blends - Windows and Doors – White or very dark colors-blue, green, terra cotta, earthtones, black - Garage Doors – Match cladding color, trim may be another color but should not increase the prominence of the doors - Trim, Gutters, Downspouts – Monochromatic with cladding - Fencing – refer to section on Master Fencing

Any revisions proposed to the architectural patterns and standards in the Brynhill Pattern Book must be reviewed and approved by the Master Planner.

American Modern 10 Page 34 of 44

English Revival The English Revival style is loosely based on a variety of English prototypes, ranging from cottages to large manor houses. There was a wide interest in English architecture in the United States, and from 1900- 1935 a distinctive group of houses were constructed in northwest Oregon in the many variations of this style. It enjoyed a resurgence of popularity during the Neoeclectic movement of the 1970’s and 80’s. Basic Elements: Note: Architectural images • Steeply pitched shingled roof, usually side-gabled; façade dominated by one or more prominent cross gables on this page only illustrate • Roof lines extend below windows at second foor, and to top of window at frst foor; little or moderate eave extension examples of basic styles. • Exterior walls fnished with stucco, stucco board and battens, brick, or stone, often with false half-timbering; use of a variety of these wall materials is common. • Casement and single-hung windows with small panes; usually arranged in series, mostly groupings of three • May have massive chimneys, commonly on front or side of the house and crowned with decorative chimney pots • Entrance porticos with arched projection or shed roof; porches enclosed under extensions of main roof • Dominant form is one of a solid mass with multiple small openings

Color Palette: - Cladding – white, ivory, creamy light tans, medium to dark tans, buff, khaki/green, brown/green, sage/green, grey/brown, tobacco - Half-timbering – dark brown stain, brown or grey-brown paint - Roof – dark brown, and weathered wood blends (Note: all projections through the roof must be painted to match the roof) - Windows – sashes and frames to be tan, and an option to add neutral colors - Garage doors – match cladding or trim color; trim may be another color but should not increase prominence of the doors - Trim – dark brown stain, brown or grey-brown paint - Gutters – earthtones recommended - Downspouts – earthtones recommended - Fencing - refer to section on Master Fencing Any revisions proposed to the architectural patterns and standards in the Brynhill Pattern Book must be reviewed and approved by the Master Planner.

English Revival 11 Page 35 of 44

NOTES: See Fence Lot Diagrams for Clariﬁcation 10. Fences and walls to have level top surfaces, they may transition in height at posts to maintain maximum height, as required by changes in grade elevation. 1. Except where speciﬁcally required in the Pattern Book, fences are optional. All See Fencing - Constraints diagram in the Brynhill Community Elements Book. diagrams illustrate the maximum allowable extent of fencing conditions, less fencing is allowed. 11. Full Private Fencing and View Fencing are located on the project perimeter along rear or side property lines. See Fencing & Monument Map in the Brynhill Community Elements Book. Internal 2. Fence or wall height shall be measured from nearest grade in the yard of the lot side or rear property lines may utilize full private fencing shown in the Brynhill Community Elements with the higher grade. Book or may utilize semi-private fencing shown below.

3. A transparent fence has at least 50% of vertical surface open. 12. All construction must be of good quality and sufﬁcient durability with an approved paint, weather- ing stain, and/or sealant to minimize water staining. 4. A solid (non-transparent) fence or wall may be constructed in the front yard to a height of 3’-0” with a minimum 2’-0” offset from the front and side street prop- 13. Houses fronting parks, without a stoop, portico, or porch must have a terrace or courtyard and erty lines; for front-loaded Single Family Detached lots it may be constructed on the Courtyard Fencing. See Fencing - View Fencing diagram in the Brynhill Community Elements Book. interior shared side property line. Minimum height of solid fences is 1’-6”. 14. See examples of Community Fencing designs in the Brynhill Community Elements Book. 5. A transparent or solid fence or wall may be constructed in the side street yard to a maximum height of 6’-0”(plus cap), with a minimum 2’-0” offset from the side 15. Courtyards encouraged adjacent to promenade and parks. See Fencing & Monument Map in the street property line. Brynhill Community Elements Book.

6. A solid or transparent fence may be constructed in the rear yard on the rear property line of street-loaded lots, maximum height is 6’-0”.

7. A solid or transparent fence or wall may be constructed in the rear yard of alley-loaded lots a minimum of 2’-0” behind the rear building line, maximum height is 6’-0”.

8. Posts, pilasters, columns, or bollards may extend an additional 8” above the maximum height of the fence or wall unless otherwise noted.

9. Fences/walls may not change height at corners, they must transition in height along side or front fences/walls. See Fencing - Constraints diagram in the Brynhill Community Elements Book.

Semi-Private Fencing (Optional)

Master Fencing Program 12 Page 36 of 44

See Paints list * See Stains list

See Paints list See Stains list *Note: Fence material not allowed in front yards.

See Paints list See Stains list

Master Fencing Program 13 Page 37 of 44

Large and Medium Lots - Front Loaded

Fencing Lot Diagrams 14 Page 38 of 44

Single-Family - Rear Loaded

Fencing Lot Diagrams 15 Page 39 of 44

Small Lots

Fencing Lot Diagrams 16 Page 40 of 44

Row Houses

Fencing Lot Diagrams 17 Page 41 of 44 Mixed-Use Area Introduction: Chapter 16.045.020.D of the North Plains Development Code requires a minimum of 2 acres reserved for commercial, institutional, or mixed-use options. Therefore, the Brynhill Master Plan reserves 2 acres identifed for mixed use development, characterized as a range of multi-family units above ground-foor commercial space. The 2-acre area was identifed as the preferred location for mixed- use because it has frontage on three streets (NW Main Street, Street B, and NW North Avenue), giving it high visibility that is desir- able for commercial success. The mixed-use area also includes a plaza park space that will encourage pedestrian access. The design of this area will be subject to subsequent review of a Design Review application, which will determine the actual amount of commercial space, number of residential units, amount of plaza space, and amount of off-street parking to be provided. The phased Master Plan sets a range of units that will be refned as development progresses. Chapter 16.045.020.D also states that if development has not occurred in said reserved area for fve years, then the applicant may submit an application for exclusive residential use. Phase 1 of the Master Plan includes the mixed-use area, which will be subject to these standards if it is developed as mixed-use.

Building Height and Roof Form Intent: Strengthen the perception of the Mixed-Use Area as a public room by establishing a consistency of façade heights and roof forms. Establish a unique roof form language for the MUA. Required Standards: 1) Façade Height: All buildings in the MUA have a Maximum Façade Height of 45 feet: a) This requirement applies only to façades on the streets and public ways of the MUA; b) No individual façade portion may be less than 35 feet in height. 2) Roof form: All buildings in The MU shall have one or more of the following roof forms: a) Flat or low-slope roof with parapets to provide visual interest; b) Sloped roof with parapets or cornices that conceal the roof plane from the street; or c) Mansard roof. 3) Mansard roofs shall meet the following defnition: a) Roof slope is greater than 45 degrees; b) Minimum vertical distance of at least eight feet; c) Roof terminates at a deck line; and d) Dormers may be pitched at shallower slopes or fat, when appropriate. Optional: 4) Mansard roofs are encouraged to have dormers, chimneys, light monitors, and similar roof components to add visual interest. 5) Parapets with substantial overhangs are encouraged. 6) Roof decks are encouraged

Mixed Use Area (MUA) 18 Page 42 of 44

Horizontal Façade Articulation Intent: Reduce the apparent bulk of large buildings by breaking them down into smaller components. Provide articulation, interest in design, and human scale to the façade of a building through a variety of building techniques. Required Standards: 1) Façades longer (horizontal) than 60 feet shall be articulated into smaller units. At least three of the following methods of horizontal articulation shall be employed: a) Change of material (at inside corner or with a reveal); b) Change of color, texture, or pattern of similar materials; c) Major façade planes that are vertical in proportion; d) Bays and recesses at least 8 feet wide but no more than 25 feet wide, and at least 3 feet in depth; e) Breaks in roof elevation (height) of 2 feet or greater in height; and/or f) Unique storefront design for each tenant, including change of material, color, and glazing patterns.

Mixed Use Area (MUA) 19 Page 43 of 44 Corner Massing & Articulation Ground Level Building Components Intent: Intent: Provide a reference point at the end of a block of façades and to mark intersections, further providing visual interest to the Ensure that buildings with commercial uses on the ground foor display a great amount of visual interest. Provide street fabric. an appropriate buffer between private zones and the public right-of-way. Encourage interaction between neighbors Required Standards: and between residents and pedestrians. Ensure that all ground foors reinforce the streetscape character. 1) Developments at intersections of streets or public ways shall emphasize this unique site aspect through three or Required Standards: more of the following methods: 1) Standard corporate designs shall be adjusted to be compatible with the architectural character of a) Placement of the primary entry; the building in which the business is located. See the Retail Signs examples in the Community b) Substantially different roof forms; Elements Book for additional information. c) Substantial different canopy design; 2) Buildings on the MUA shall incorporate at least three of the following elements into any d) Double height space at the ground foor; ground-foor, street-facing façade: e) Landscape features such as public art, monuments, unique paving and lighting, etc.; and/or a) Planter boxes or hanging baskets; f) Other architectural features meeting the intent of this requirement. b) Masonry base or kick plates for storefront windows; 2) Buildings near or across from other building corners may use the same strategies. However, specifc design for em- c) Projecting sills; phasizing the building corner shall be substantially different from nearby building corners. d) Tilework; e) Pedestrian scale blade signs and/or signs painted on windows; Exterior Building Materials f) Operable storefront windows; and/or Intent: g) Art. Ensure a standard of quality that will be easily maintained and cared for over time. Provide articulation, interest in design, and 3) Mixed use buildings shall have a canopy or awning. human scale to the façade of a building through a variety of building techniques. Optional: Required Standards: 4) Storefront design should be unique for each tenant to the extent feasible. Long undifferentiated 1) The ground foor of each building façade to which these standards apply shall be fnished in one or more of the lengths of storefront should be avoided. following materials: 5) Canopies, where provided, should be metal or glass. a) Brick, stone, or cast stone; 6) Awnings, where provided, should be rolling or otherwise operable. b) Stucco or plaster; c) Poured-in-place concrete, or pre-cast concrete veneer; and/or Façade Components d) Metal panel systems. Intent: 2) The additional following materials may be used: Maintain a lively and active street face. Ensure a standard of quality that will be easily maintained a) Wood; and cared for over time. Provide articulation, interest in design, and human scale to the façade of a b) Cellulose fber-reinforced cement products (i.e. Hardi-Board) or other cement building products approved building through a variety of building techniques. by a nationally recognized building products evaluation service; Required Standards: c) Rock, glass block, tile; and/or 1) Scuppers and downspouts at the MUA shall be metal or clay. d) Concrete block: split-faced, ground-faced, or scored. 2) Where provided, outdoor living spaces must be recessed into the building façade. Projecting 3) Doors and windows and their associated trim shall be excluded from the percentage calculation. balconies and decks are not allowed. 4) Glass shall have less than 20 percent refectance. 3) Wood or simulated wood railing or fencing is prohibited.

Mixed Use Area (MUA) 20 Page 44 of References Deﬁnitions

Hawkins, William J. III & Cornice The exterior trim of a structure at the meeting of the Porte Cochere A covered automobile entryway leading to a court- Setback The minimum distance between a reference line Willingham, William F., Classic roof and wall or at a pediment and the wall or opening below yard (usually a property line) and a building, or portion thereof, as Houses of Portland, Oregon required by ordinance or code 1850-1950, Timber Press, 1999, Eave That part of a roof that projects beyond the exterior wall; Portico A covered entrance, commonly placed at the front of a Portland OR usually the lower edge of a sloped roof building Portico A covered entrance, commonly placed at the front Significant Architectural Feature Features which block the of a building line of sight from front yards and the public street along interior Heard, Malcolm, French Quar- Facade The exterior face of a building which is the architectural side yards. Such features include chimneys, porte cocheres and ter Manual-An Architectural front, sometimes distinguished from the other faces by elaboration Private Outdoor Space A space outside the building not intended porches, fences, walls and other features that effectively block Guide to New Orleans Vieux of architectural details for or controlled by, and normally not visible to the public; typically the line of sight. Carre, University Press of Mis- refers to the enclosed rear yard sissippi, 2000 Fascia A board that is nailed vertically at the ends of roof raf- Sill The horizontal bottom member of a window frame ters; sometimes supports a gutter; also called a fascia board Public Open Space An area without buildings, reserved for public Jones, Robert T. (edited by), use, whether owned and maintained by a public or private organiza- Stoop A platform or small porch, usually up several steps, at Authentic Small Houses of the Gable A vertical surface on a building usually adjoining a pitched tion, including but not limited to, plazas, parks, natural preserves, and the entrance to a house, usually not covered Twenties, Dover Publications, roof, commonly at an end, whose shape depends on the type of trails Mineola, N.Y., 1987 roof and parapet, although most often it is triangular. If the gable Symmetrical Similarity of form or arrangement of parts on is on the façade, rather than the end, the building is said to be Public View Shed Those building elevations that face a public either side of a dividing line or plane McAlester, Virginia & Lee, Field front-gabled front or side street, or a public open space, and also extending a Guide to American Houses, Al- minimum of two feet (2’) on rear elevations on corner alley-loaded Terrace A raised space or platform adjoining a building, paved fred A. Knopf, 1984, New York Master Planner Rudy Kadlub of Costa Pacifc Communities lots; and the distance along an interior side elevation to a significant or planted, especially one used for leisure enjoyment with Lee Iverson of Iverson Architects as successor, or as assigned architectural feature or a minimum of four feet (4’) if there is no McAlester, Virginia & Lee, Field by City and approved by Rudy Kadlub or Lee Iverson. significant architectural feature within the first eight feet (8’) of the Guide to America’s Historic facade Neighborhoods and Museum Pediment In Classical architecture, a triangular gable usually Houses-The Western States, Al- having a horizontal cornice, with raked cornices on each side, Sash, Window Sash Any framework of a window, may be movable fred A. Knopf, 1998, New York surmounting or crowning a portico or another major division of a or fixed; may slide in a vertical plane (as in a double-hung window) façade or end wall or may be pivoted (as in a casement window) Portland General Electric, Earth Advantage™, (888) 327-8433, Pilaster An engaged pier or pillar, often with capital and base; www.earthadvantage.com decorative features that imitate engaged piers but are not support- ing structures, often used as a simulated pillar at entrances and other door openings

Porch An open air room appended to the mass of a building, with ﬂoor and roof, but may also be partially enclosed, screened, or glass-enclosed. The minimum area of usable space is 32 square feet, with a minimum of 4’ covcered depth.

References and Definitions 21