Pendleton Downtown Plan

Proposed Elements of Zoning

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Proposed Elements of Zoning

Similar to the River Quarter overlay, Downtown zoning should address the following elements:

  • Land Use

  • Blocks

  • Streets

  • Civic Spaces

  • Buildings-New; and Buildings-Historic – Building design includes form, orientation, style, scale, function, materials/color, and detailing.

  • Landscapes and Storm Water

  • Signs

  • Outdoor Lighting

  • Off-Street Parking

The specific code provisions should contain:

  • Clear enabling language that sets forth the downtown code’s relationship to Pendleton’s Comprehensive Plan, Transportation System Plan, Downtown Urban Renewal Plan, River Quarter Enhancement Plan, and other adopted plans and standards;

  • Regulatory “intent statements” that clearly articulate the Downtown Plan Vision;

  • Flexible land use standards that encourage mixed-use development and adaptive reuse of historic buildings;

  • Context-driven design standards that relate to specific subareas (see Figure 12);

  • Clear definition of mandatory code requirements, performance-based incentives, and guidelines; the code should state when conformance to guidelines is mandatory;

  • Graphics with examples of “desirable” and “undesirable” development;

  • Clear land use/development review procedures, including adjustment procedures;

  • Appropriate delegation of decision-making responsibilities between City staff, Planning Commission, and Design Review Board or Committee (as may be applicable in the future); and
  • Integration with the City of Pendleton Zoning Ordinance and cross-references to Pendleton’s Public Works Design Standards, as applicable.




The Pendleton Downtown Plan is a 20-year vision for how the downtown area of Pendleton can grow and thrive. The Plan includes an ambitious list of projects and investments that exceed current funding levels. Successful implementation of the Plan will require establishing project priorities and a strategic approach to both phasing and funding. The Implementation Strategy is presented in four sections:

  • Action Plan;

  • Planning-Level Cost Estimates;

  • Funding Strategy; and

  • Prioritization and Phasing.

Action Plan

This section of the Plan identifies strategic planning actions, public realm improvements and other community investments that will facilitate the future success of Downtown Pendleton and realization of the community’s vision for the area. The action steps have been organized into four timeframes: 1) Immediate Actions (Year 1); 2) Short-Term Actions (Year 2 to Year 5); 3) Mid-Term Actions (Year 6 to Year 10); and 4) Long-Term Actions (Years 11 to Year 20).

Strategic Planning Actions

Several planning actions are critical to set the stage for desirable development in Downtown Pendleton. The regulatory, administrative and facilitative tools listed below are recommended to aid implementation. The following narrative discusses the various actions, as well as the rationale for each, in greater detail.

  • Implementation Steering Committee. A Steering Committee should be established to provide public input into the overall implementation process.

  • Designate a Department as Implementation Lead: The City should designate a single department to oversee implementation of the Downtown Plan.

  • Comprehensive Plan and Zoning Ordinance Amendments: The City should amend its Comprehensive Plan and adopt proposed form-based zoning amendments to facilitate implementation of the Downtown Plan.

Community Investments

The priority infrastructure improvements for Downtown Pendleton are described in detail in Chapters 4 and 5. They are summarized as follows:

  1. NW Bailey Improvements – Includes striping bicycle lanes on north sides of the street to create an eastbound bicycle lane moving with the flow of traffic and a contraflow bicycle lane on the north side of the street to accommodate west bound bicycle movements;

  2. Improvement of the North Umatilla River Subdistrict, including parking lot improvements, better connectivity to the Main Street Bridge, a scenic overlook and river access

  3. Improvement of the South Umatilla River Subdistrict, including pathway renovation between SE 4th and SW 4th adjacent to Byers, scenic overlook and other streetscape improvements;

  4. Bike Boulevard Improvement of SW 1st and SE 1st Streets (from Byers to Frazer) including stenciled “sharrow” lane markings, enhanced signage, landscaping, bike parking and other improvements;
  5. Main Street Modifications (from Byers to the Railroad District) including conversion to 3-lane typical section, widened sidewalks, new street trees, additional street furnishings, curb extensions and mid-block crossings;

  6. Festival Street Study on Main Street (from Dorion Avenue to Frazier Avenue) including curbless event space in the street with removable bollards, lane markings, shading infrastructure, and vendor utilities;

  7. Parking Lot Enhancements targeting off-street lots (public and private) along SW 1st Street and SE 1st Street including landscaping, pavement and architectural features;

  8. Gateway Intersection/Monument (multiple locations) that would likely be implemented in the Main Street or Railroad District Improvements; and

  9. Railroad District Improvements to enhance the public parking that flanks South Main Street including landscaping, more efficient layouts and on-site stormwater management.

Additional improvements carried forward from previous plans, which continue to be priorities, are:

  1. River Access Improvements – The Urban Renewal Plan and River Quarter Enhancement Plan identify the opportunity to create additional River Parkway Access via existing and new open spaces along the River;

  2. SW Court Avenue Enhancements – The Urban Renewal Plan identifies the need to improve SW Court Avenue between SW 1st Street and SW 10th Street; and

  3. Centennial Park Improvements – The Urban Renewal Plan identifies the opportunity to improve existing open space with the Downtown core.

  4. Historic Building Façade Improvements – The Urban Renewal Plan supports continuation of this popular program.


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