Ordinance No. 20460 - Laserfiche WebLink

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There was a desire to provide a visual connection from the Fairmount neighborhood to the south to riparian areas along the Millrace and Willamette River. Studies indicated that the proposed building heights will not impact existing views from areas of the neighborhood like Judkins point, which has the best visual access to the river. Building stepbacks above the third and fifth story help protect views to the river along the public rights of way to the extent that scenic views of the tree canopy along the river can be preserved along street corridors. These building stepbacks along these streets also would reduce the risk of creating a tall looming wall, humanize the scale of the street, particularly for pedestrians, and al- low for more sunlight on the street and sidewalk. As properties are developed and redeveloped in the fu- ture,, it is likely that there will be opportunities for pocket parks and other small public open space amenities. These types of spaces are an attri- bute for urban areas and can provide recreation space for neighborhood residents. Such amenities can be incorporated into public improvements, or created in association with pri- vate development. The code provides incentives, such as exceeding the maximum set- back requirement, for privately developed public open spaces. Review processes and alternative Path The form based code provides clear and objective standards that can be reviewed under the build- ing permit.process only. There is also an alternative path for development applications that may not meet the form based criteria, but would still be consistent with the intent and vision for the area. Because the form based code is based on the community's vision and because the impor- tant policies and design criteria have been codified in the form based code and other applicable code sections there is less need to rely on the policies in the Walnut Station Specific Area Plan itself to address neighborhood and compatibility concerns. Policies are not applied to a development application unless that development requires a land use application. Recommendations resulting from this planning process have also codified where they pertain to site design issues and building form standards, and public street requirements. As part of the Walnut Station Special Area Zone, and as recommended by stakeholders, the walnut Station code provisions include an alternative review path called Design Review. This path allows development applications that meet the intent of the code, but that do not meet all of the clear and object standards, an alternative means by which the application is reviewed against discre- tionary design review approval criteria. These criteria are based on the goals and objectives for the area, including relevant policies from the Fairmount /University of Oregon Special Area Study. Addressing impacts Form based codes place a greater emphasis on the physical character of development and deemphasize the regulation of land use. The design standards that are applied through the form based code do however regulate uses in the area to a certain degree. For example, the 22