Section 136.I - III

I. Purpose

II. Land Use Districts (Descriptions)

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

Section 136.VIII-X

VIII. Calculations

IX. Conflicts

X. Variances

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

Section 138.I-III

I.   Scope

II.   Purpose

III.   Process

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

Section 139.I-II

I.   Scope

II.   Purpose

III.   Modification to Section 136 Station Community Planning Area Provisions

IV.   Development Regulations

V.   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"

Section 141.I-III

I.   Scope

II.   Purpose

III.   Modifications to Section 136 Station Community Planning Area Provisions

IV.   Development Regulations

V.   Design 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

XIII.   MINIMUM LANDSCAPING, NATURAL RESOURCE AND MATURE TREE PRESERVATION REQUIREMENTS

A.   Purpose

Landscaping, natural resource and mature tree preservation requirements are intended to soften the effects of built and paved areas and enhance the overall appearance of development in the City. Landscaping, mature trees and natural resource areas preserve and improve the character and livability of the area and break up large expanses of paved areas and structures. Landscaping and mature trees provide privacy to multifamily residents and to abutting residents. To encourage preservation of mature trees the City has provided elsewhere in this Ordinance for the reduction of net acreage on project sites, for purposes of calculating residential densities and floor area ratios. Landscaping also promotes livability in residential areas by providing buffering between residential and non-residential uses. Landscaping and natural resource areas help in reducing stormwater runoff by providing a permeable surfaces.

B.   Standards

1. For all development, any portion of a site not occupied by buildings, parking, improvements, usable open space or protected natural resources shall be landscaped in a manner consistent with the requirements in Section 138. Where practicable, landscaping species and materials shall be selected to correspond in scale with the structures in the project, including selection of taller-sized species adjacent to taller buildings, if not prohibited by overhead utility lines or reduced setbacks. Also where practicable, if specimen trees (as defined and described in Section B.3) have been removed for project construction, selection of landscaping species and materia ls shall include replanting of similar species at the largest available size. (Amended by Ord. No. 4930/7-00.)

2. As part of the Development Review process, a project in any SCPA District containing ten (10) or more gross acres, or a project of any size, including residential subdivision projects that would otherwise be exempt from development Review, that proposes to impact any inventoried significant natural resource as defined and set forth in OAR 660-23, DLCD Goal 5 regulations as they may from time-to-time be amended, shall identify and address the preservation of wildlife habitat, natural vegetation, wetlands, water quality, riparian areas and other natural resources and upland buffer areas important to the ecosystem on or in the vicinity of the proposed development site. Such development and subdivision proposals shall also identify specific development alternatives which would avoid or reduce such impacts and recommended measures to mitigate any impacts that result from the selected alternative. Development and subdivision alternatives and measures that mitigate the impact of the project on natural resources may be conditions of approval for any required development, subdivision, or building permit or authorization.    

3. Projects, subdivisions and all of their elements in any SCPA district shall be planned, sited and constructed so as to avoid to the maximum practicable extent, the alteration of existing natural resource areas and the destruction or damage of mature, healthy trees on the site.  No single Douglas Fir tree greater than twenty-four inch (24”) diameter(1), or any type of deciduous tree greater than twenty inches (20”) in diameter, or a single Grand Fir, Ponderosa Pine, Western Red Cedar, or hardwood tree with a diameter greater than twelve inches (12”), or a stand of three (3) trees or more trees exceeding twelve inch (12”) diameter (or smaller if the species is at full maturity with less than 12”) shall be cut, mutilated, destroyed, or damaged(2), nor shall a natural resource area be altered as the result of a project or subdivision unless the impact is identified and specifically approved based on the criteria cited in paragraph 4, below, along with any appropriate mitigation measures, as part of the Development Review process.  Such a study shall identify all areas where the potential of windthrow may occur as a result of the proposed development and shall include a determination of the risk and measures recommended by a certified arborist to prevent windthrow as a result of cutting clusters of trees. (Amended by Ord. No. 5779/8-07.)

4. Except where otherwise prohibited by law, an exception to the prohibition of cutting trees or to altering existing natural resource areas identified and protected by the provisions of paragraph 3, above, shall be allowed if:

a. A Certified Arborist determines that:

(1) Removal of a tree is necessary due to a safety hazard to persons or property; or

(2)   A tree is irreparably diseased or dying, or is irreparably weakened by age, storm, injury or fire; or

b. A Registered Engineer certifies that:

(1) The area is needed for access to a building site for construction equipment and there is no practicable alternative route; or

(2) The area is needed to accommodate essential grade changes needed to implement storm water management requirements and/or engineering standards required for the integrity of the proposed building, and for which there is no practicable storm water management or grading alternative; or

(3) The location is needed for proposed buildings, streets, driveways, or other permanent improvements and there is no practicable alternative site, location or design option which would achieve the purpose and size of the proposed development within the lot, parcel or tract.

5. All trees and natural resources to be protected or preserved as a result of the above cited study and Development Review process, shall be marked and protected by a construction fence placed at least 5 feet outside the boundary or drip line of the resource or tree. No soil compaction, material or spoils storage or other activity deleterious to the tree or natural resource shall be allowed within the marked area. This provision shall be enforced as a requirement of any Building and Engineering Permits for the project.

6. Violations of this subsection, either intentionally or through negligence, are subject to the penalties authorized in Section 124 of this Ordinance, and construction shall be halted until any violation is rectified and mitigation measures implemented, or a legally binding mitigation plan and agreement is executed.

Footnotes:

(1) Tree diameters are to be measured at a point four feet (4’) above grade.

(2) “damaged” includes “ringing” or bark removal, “topping” or other generally rejected pruning techniques, and injury to the roots of a tree, either due to cutting of roots or compaction of soil over the root area; where such activity is carried out to the extent that the tree is, in the opinion of a Certified Arborist, likely to die within five years as a result of the inflicted damage. (Ord No. 4455/8-96).