ZORD2Section137.VIII.aspx

HILLSBORO ZONING ORDINANCE No. 1945

Volume II, Sections 136 through 142
TABLE OF CONTENTS

Section 136: Station Community Planning Areas (SCPA)

A. Station Community Commercial - Downtown District (SCC-DT )

B. Station Community Commercial-Highway Oriented District (SCC-HOD)

C. Station Community Commercial-Station Commercial (SCC-SC)

D. Station Community Commercial-Multi-Modal (SCC-MM)

E. Station Community Residential-High Density (SCR-HD)

F. Station Community Residential-Medium Density (SCR-MD)

G. Station Community Residential-Low Density (SCR-LD)

H. Station Community Residential-Village (SCR-V)

I. Station Community Residential-Orenco Townsite Conservation (SCR-OTC)

J. Station Community Residential-Downtown Neighborhood Conservation (SCR-DNC)

K. Station Community Industrial (SCI)

L. Station Community Business Park (SCBP)

M. Station Community Research Park (SCRP)

N. Station Community Fair Complex Institutional (SCFI)

III. Definitions

IV. Permitted Land Uses

Table 1: Station Community Commercial District

Table 2: Station Community Residential District

Table 3: Station Community Industrial and Institutional Districts

V. Destruction or Expansion of Existing Uses or Structures

VI. Restricted and Specially Regulated Land Uses

VII. Development Review and Related City Development Code

HILLSBORO ZONING ORDINANCE No. 1945

Volume II, Sections 136 through 142
TABLE OF CONTENTS

Section 137: Development Regulations

For Station Community Planning Areas

Section 137.I-II

I. Scope

II. Development Criteria

Table 1.a: Station Community Commercial-Central Business District (SCC-CBD)

Table 1.b: Station Community Commercial-Highway Oriented District (SCC-HOD)

Table 1.c: Station Community Commercial-Station Commercial (SCC-SC)

Table 1.d: Station Community Commercial-Multi-Modal (SCC-MM)

Table 1.e: Station Community Residential-High Density (SCR-HD)

Table 1.f: Station Community Residential-Medium Density (SCR-MD)

Table 1.g: Station Community Residential-Low Density (SCC-LD)

Table 1.h: Station Community Residential-Village (SCR-V)

Table 1.i: Station Community Residential-Orenco Townsite Conservation (SCR-OTC)

Table 1.j: Station Community Residential-Downtown Neighborhood Conservation (SCR-DNC)

Table 1.k: Station Community Industrial (SCI)

Table 1.l: Station Community Business Park (SCBP)

Table 1.m: Station Community Research Park (SCRP)

Table 1.n: Station Community Fair Complex Institutional (SCFI)

Section 137.III-IV

III. Minimum Lot Size

IV. Minimum Lot Width and Depth

Section 137.V-VII

V. Minimum and Maximum Residential Densities and Ancillary Dwelling Units

VI. Minimum Floor Area Ratios

VII. Minimum Non-Residential Density Objectives

VIII. Minimum and Maximum Setbacks from Streets and Alleys

IX. Vision Clearance

X. Minimum and Maximum Building Height Requirements

XI. Minimum and Maximum Off-Street Parking Requirements

Table 2: Maximum Non-Residential Parking Standards in Station Community Districts

Table 3: Residential Parking Standards in Station Community Districts

XII. Minimum Usable Open Space Requirements

XIII. Minimum Landscaping, Natural Resource and Mature Tree Preservation

XIV. Mixed Use Buildings and Mid-Rise Apartments

XV. Sidewalks

XVI. Street and Alley Standards

Table 137.4 Level of Service Standards Within Station Communities

XVII. Lot Access

Figure 1 - Downtown SCPA Sidewalk Requirements

Figure 2 - Fair Complex Sidewalk Standards

Figure 3 - Orenco SCPA Sidewalk Standards

Figure 4 - Quatama/185 th Sidewalk Standards

Figure 5 - Approved Downtown Alley Improvements

HILLSBORO ZONING ORDINANCE No. 1945

Volume II, Sections 136 through 142
TABLE OF CONTENTS

Section 138: General Design Standards

For Station Community Planning Areas

IV. Improvements Between Streets and Buildings

V. Building Entries and Orientation

VI. Ground Floor Windows and Building Facades

VII. Building Step-Back Requirements

VIII. Location and Design of Off-Street Parking

IX. Drive-Through Uses

X. Outdoor Display, Storage and Signs

XI. Alleys

XII. Streetscape and Site Design Standards and Guideline

XIII. Standards for Protection within Historic and Cultural Conservation Districts

HILLSBORO ZONING ORDINANCE No. 1945

Volume II, Sections 136 through 142
TABLE OF CONTENTS

Section 139: Downtown Station Community Planning Area

Supplemental Development and Design Standards

Section 139.I-II

I. Scope

II. Purpose

III. Modification to Section 136 Station Community Planning Area Provisions

IV. Development Regulations

V. Design Standards

HILLSBORO ZONING ORDINANCE No. 1945

Volume II, Sections 136 through 142
TABLE OF CONTENTS

Section 140: Orenco Station Community Planning Area

Development Regulation and Design Standards

Section 140.I-II

I. Scope

II. Purpose

III. Development Regulations

IV. Design Standards

Figure 1 : Street Tree Plan (1908 Platted Townsite Area)

Figure 2 : Plant List

Figure 3 : Pedestrian Circulation Plan

Figure 4 : Orenco Townsite Plat: 1908, 1911

Figure 5.1 : Station Community Street Types

Figure 5.2 : Street Network

Figure 5.3 : On Street Parking

Figure 5.4 : Street Standard Type "A"

Figure 5.5 : Street Standard Type "B"

Figure 5.6 : Street Standard Type "C"

Figure 5.7 : Street Standard Type "D"

Figure 5.8 : Street Standard Type "E"

HILLSBORO ZONING ORDINANCE No. 1945

Volume II, Sections 136 through 142
TABLE OF CONTENTS

Section 141: 185th /Quatama Station Community Planning Area

Supplemental Development and Design Standards

Section 141.I-III

I. Scope

II. Purpose

III. Modifications to Section 136 Station Community Planning Area Provisions

IV. Development Regulations

V. Design Standards

HILLSBORO ZONING ORDINANCE No. 1945

Volume II, Sections 136 through 142
TABLE OF CONTENTS

Section 142: Hawthorn Farm/Fair Complex

Station Community Planning Area Supplemental Standards

Section 142.I-III

I. Scope

II. Purpose

III. Modifications To Section 136 Station Community Planning Area Provisions

IV. Development Regulations

V. Design Standards

Section 137: DEVELOPMENT REGULATIONS FOR STATION COMMUNITY PLANNING AREAS

VIII. MINIMUM AND MAXIMUM SETBACKS FROM STREETS AND ALLEYS

A. Purpose

Required maximum building setbacks are intended to complement applicable standards for building heights and floor area ratios as a means of ensuring the placement of buildings to promote an attractive streetscape and pleasant pedestrian environment. These regulations also assist in achieving a compatibility of building scale through the SCPA. Minimum setbacks are intended to ensure new construction occurs in a manner consistent with applicable building code, public utility easement or public open space requirements.

B. Standards

1. See Table 1 of this Section.

2. Except in the SCC-DT District, front setback standards shall apply to all sides of a building abutting a street or alley. Within the SCC-DT District, the front setback standards in Section 139 shall apply.

3. Required setbacks shall be measured from the street or alley right-of-way, including any landscape strip or sidewalk required to be dedicated or an easement granted under the provisions of this ordinance. Except in the SCC-DT District, conformance with the setback requirement is achieved when at least one main entrance to a commercial, industrial, research park, institutional or commercial/multi-family building located on the facade facing the street or alley is located no farther from the property line than the distance specified in the standard; or where at least seventy-five percent (75%) of the facade (excluding any garage or carport) of a residential dwelling facing the street or alley is located no farther from the property line than the distance specified in the standard.

4. Except in the SCC-DT District, maximum front setback may be exceeded where the following criteria are met:

(a) In non-residential districts, additional space in excess of the setback requirements of the district is entirely occupied by usable open space or pedestrian space; and

(b) In all SCPA Districts where:

(1) the alternative setback is the minimum practicable to achieve the purpose of the exception;

(2) the alternative setback, proposed use within the space, and associated design treatments are approved as a part of the Development Review process; and

(3) the proposed exception meets one or more of the following criteria:

i) A project is situated adjacent to an existing curvilinear street or a curvilinear street approved by the City prior to August 6, 1996 ; or

ii) A project is within a discrete development, business park or campus development existing prior to August 6, 1996, where the majority of the parcels along the applicable block face or multiple block faces within the same line of sight were developed prior to that date and result in a uniform streetscape and pattern of development which would be disrupted by locating the project according to the setback requirements of the applicable district; or

iii) A project is contained within a Planned Unit Development approved prior to August 6, 1996 where deed covenants or contractual arrangements in place prior to that date would be violated if a building or project were to be sited according to the setback requirements of the applicable district; or

iv) Surface parking , maneuvering or loading areas, or a service dock is approved as part of the project in accordance with Section 138.VIII.C. and D.; or

v) A project is located on a "monument lot" at the entrance to, or at an essential point within, a development where the structure occupying the lot establishes the character of the development and where significant art, water features, plazas, landscaping, architectural treatment or other unique features are included in the project and would otherwise be prohibited by adherence to the setback requirements of the applicable district; or

vi) Where the maximum allowed setback of the use is less than eight feet (8') and where a public utility easement greater than the maximum setback of the applicable district is required, and it is not practicable to place the utilities under the sidewalk or within an alley, the building may be set back to accommodate the easement for the underground utilities; or

vii) Within SCR-V, SCR-MD and SCR-LD Districts, where topography, wetlands, high voltage transmission lines, adverse parcel configuration, or other demonstrable hardships, not self-imposed, preclude platting the affected portion of a proposed subdivision in a connecting grid street pattern as required in Section 137.XVI.B.5. In order to maximize density on the resulting curvilinear streets and within cul-de-sacs, where lots may be created that are exceptionally narrow, or irregularly shaped, the maximum residential setback on such lots may be exceeded provided that:

a) the setback to the front plane of the dwelling is moved back no farther than necessary in order to obtain a 25 foot wide frontage for a townhouse or rowhouse, or a 48 foot frontage width for a detached house or duplex, and

b) the exemption does not apply to more than five (5) individual lots within a subdivision, unless a variance is granted by the Hearing Board to extend the exemption to not more than ten (10) lots in any given subdivision, and provided the variance criteria of Section 136.X.B.3.b and 3.c are met, and

c) such exemption does not reduce the overall residential density required by the applicable district.

(Amended by Ord. No. 4545/4-97, 5676/10-06 and 5973/7-11.)

5. Where a residential garage or carport is directly accessible from a public or private street or a public alley at the front property line, the setback to the opening of the garage or carport shall be either: (Amended by Ord. No. 4930/7-00.)

a. equal to the setback of the dwelling unit if the setback is equal to or less than five feet (5'); or

b. nineteen feet (19'), except:

(1) where the setback of the dwelling unit is greater than nineteen feet (19'), then the setback to the garage/carport shall be equal to or greater than the dwelling unit; or

(2) where the garage door or carport entrance is oriented perpendicular or nearly perpendicular to the front property line, and there is sufficient distance to park in front of the garage/carport entrance without extending over the property line or the sidewalk, then the setback shall be equal to or greater than the dwelling.

(Amended by Ord. No. 4545/4-97, renumbered as Section 5 to correct scrivener's error.)

6. Where an alley right-of-way is less than twenty feet (20'), buildings, including carports and garages shall be set back on either side an equal distance from the edge of the right-of-way so as to create an emergency fire access corridor of twenty feet (20') clear of obstructions.

(Amended by Ord. No. 4545/4-97, renumbered as Section 6 to correct scrivener's error.)

7. Expansion of existing ancillary structures or recreational facilities in public parks, and construction of new ancillary structures or recreational facilities in public parks, are exempt from the minimum and maximum setbacks of the applicable zone. Ancillary structures in public parks and recreational facilities may include, but are not limited to: restrooms; weather shelters; equipment storage buildings; and similar structures. (Added by Ord. No. 5201/11-02).