Coffee Creek Industrial Area Form-Based Code

The Coffee Creek Industrial Area Form-based Code and accompanying Pattern Book  establish regulations and guidelines for street design and connectivity, site design and circulation, building form, and building architecture and landscape for future development in the Coffee Creek Industrial Area. This area is adjacent to the northwestern boundary of the City of Wilsonville, extending north to Day Road, west to Grahams Ferry Road and east to 95th Avenue.

City Council Hearing and Ordinance Adoption

Ordinance No. 812 was adopted by the Wilsonville City Council on the second reading, February 22, 2018.  Ordinance No. 812 is an ordinance of the City of Wilsonville, adopting the Coffee Creek Industrial Form-based Code, Coffee Creek Design Overlay District Pattern Book and Related Comprehensive Plan and Development Code Changes, and repealing WC Section 4.134 Day Road Design Overlay District, for the Coffee Creek Industrial Master Plan Area. Ordinance 812 effective date is March 24, 2018. 

Final Adoption Documents:

Coffee Creek Industrial Area Map
Click HERE for larger map

What is Form-based Code and How Will it Work?

The City of Wilsonville expects new development in the Coffee Creek Industrial Area to contribute to a robust employment district in North Wilsonville by:

  • Creating well-designed, high-quality buildings that serve current needs and are adaptable to future uses;
  • Integrating industrial land uses with all modes of transportation including walking, biking, and transit;
  • Preserving existing trees and natural features and enhancing the character and qualities of a unique landscape with a distinctive image and identity;
  • Preserving existing jobs and creating new ones; and
  • Fostering a quality physical environment for employees.

The Form-based Code will set forth the standards for development and define the essential design elements that are critical to development. These standards will represent a baseline for the development of employment uses in industrial areas.

Form-based Codes differ from conventional development codes because they set high-quality design standards for the development of the public realm supported by regulations for building design and development. These codes also differ by including provisions for creating a complete network of existing and new streets, paths, and trails that will support a sense of place and identity. Form-based Codes seek to provide the appropriate balance between certainty of results for communities with flexibility for developers to adapt to changing market conditions.

 MILESTONE  TIMING
Identification and refinement of process options 
Spring 2017
Work sessions and one-on-one meetings 
Summer 2017
Resolution of outstanding policy and process questions 
Summer 2017
Staff report publication with final draft Form-based Code and Pattern Book 
Fall 2017 / Winter 2018
Form-based Code adoption 
Winter 2018 

Project Background

The Coffee Creek Industrial Form-based Code project kicked off with a site visit and community tour in the fall of 2013 that helped to build a shared understanding among the project stakeholders of the existing conditions and the potential for a Form-based Code to become a new and effective tool for development review. Subsequently, the project team undertook a critical assessment and evaluation of the existing regulatory frameworks that govern development in the Coffee Creek Industrial Master Plan area. This work was completed in the winter of 2013 and helped inform the project approach to the draft Form-based Code and the draft Pattern Book. A Technical Advisory Committee provided ongoing review, input, and guidance to the Coffee Creek Light Industrial Form-based Code and Pattern Book, composed of committee members drawn from local jurisdictions, agencies, service providers, and stakeholders.

The first draft of the Form-based Code and Pattern Book was completed in early May 2014 in consultation with – and input from – stakeholders and Planning Commissioners. A second draft of the Form-based Code and Pattern Book was completed in early July 2014 with the benefit of input from Planning Commissioners and the City Council. After this, a “Road Test” was conducted to test the standards of the Form-based Code through 3D modeling of prototypical industrial and office development at a variety of scales, and by processing prototypical project applications through a series of simulated development reviews.

Based on this work, updated drafts were presented to the Planning Commission and City Council in July 2015. In 2017, the final project phase involved additional work sessions to determine implementation of the Form-based Code standards.

Coffee Creek Industrial Area Form-based Code Record 

Record Index

2018 CC Form Based Code Records

February 22, 2018 CC Hearing - 2nd Reading

  • CC FBC Packet (Pending)
  • PP Presentation (Pending)
  • Minutes Excerpt (Pending)

February 5, 2018 CC Hearing - 1st Reading

  • CC FBC Packet (Pending)
  • PP Presentation (Pending)
  • Minutes Excerpt (Pending)

January 10, 2018 PC Hearing

  • Hearing Notifications
  • CC FBC Packet 
  • PP Presentation 
  • Minutes Excerpt 

2017 CC Form-based Code Records

December 13, 2017 Planning Commission Work Session

  • CC FBC Packet
  • PP Presentation
  • Minutes Excerpt

 October 5, 2017 Informational Meeting and Open House

  • Postcard Notifications
  • Open House Agenda
  • Open House Attendees
  • Open House Comments

 August 7, 2017 City Council Work Session

July 12, 2017 Planning Commission Work Session

  • CC FBC Packet
  • PP Presentation
  • Minutes Excerpt

2015 Form-based Code Records

July 20, 2015 City Council Work Session

July 8, 2015 Planning Commission Work Session

  • Meeting Minutes Excerpt
  • PowerPoint shown at the meeting, “City of Wilsonville
  • Staff Report dated 1 July 2015 from Marcy McInelly of Urbsworks with Attachments:
  • Coffee Creek Industrial Design Overlay District Code Amendments Summary Table
  • June 23, 2015 Memo and Code Comment/Response Summary Table
  • July 1, 2015 Wilsonville Draft Development Code Coffee Creek Industrial Area Form-based Code Amendments
  • Wilsonville Pattern Book – Design Guidelines for Coffee Creek Industrial Design Overlay District, draft dated June 2015

May 13, 2015 Planning Commission Work Session

  • Meeting Minutes Excerpt
  • PowerPoint shown at the meeting, “City of Wilsonville
  • A memorandum dated May 6, 2015, from Joseph Readdy of Urbsworks Inc., regarding 13 May 2015 Planning Commission Briefing with attached:
  • Schematic representations of the more complete presentation to be shown at the meeting.

2014 CC Form-based Code Records

October 30, 2014 Open House

July 9, 2014 Planning Commission Work Session

  • Meeting Minutes Excerpt
  • PowerPoint shown at the meeting, “City of Wilsonville Light-Industrial Form-Based Code & Pattern Book”
  • Staff Report for July 9, 2014 Planning Commission meeting regarding Coffee Creek Industrial Area Form Based Code and Pattern Book with Attachments:
  • A Memo from the Consultant Team including:
  • July 2, 2014 Draft Form-based Code for Coffee Creek Industrial Design Overlay District
  • July 2, 2014 Draft Pattern Book for Coffee Creek Industrial Design Overlay District
  • Day Road Design Overlay Zone
  • February 19th Planning Commission worksession minutes
  • February 19th Technical Advisory Committee meeting minutes
  • February 19th PC and TAC meeting PowerPoint slides

February 19, 2014 Planning Commission Work Session:

  • Meeting Minutes Excerpt
  • PowerPoint shown at the meeting, “City of Wilsonville Light-Industrial Form-Based Code & Pattern Book”.
  • Staff Report for February 19, 2014 Planning Commission re: Creation of a Light Industrial Form Based Code (FBC) and Pattern Book for the Coffee Creek Industrial Area with:
  • Attachment A: Sacramento Area Council of Governments Form Based Code Handbook (The link is http://www.sacog.org/projects/form-based-codes.cfm. (Included after Attachment D)
  • Attachment B: Case study research on projects that have innovative design standards and review processes
  • Attachment C: City Code evaluation memorandum and sketches
  • Attachment D: Regulation memorandum

2013 CC Form-based Code Records

November 13, 2013 Planning Commission Informational Items:

  • Meeting Minutes Excerpt
  • TGM Grant Agreements
  • Statement of Work
  • Project Background and Objectives
  • General Provisions
  • Work Tasks and Deliverables
  • Lump Sum per Deliverable and Project Schedule

Media