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 138:   GENERAL DESIGN STANDARDS FOR STATION COMMUNITY PLANNING AREAS

(Added by Ord. No. 4455/8-96.)

XII.  STREETSCAPE DESIGN STANDARDS AND GUIDELINES

A. Purpose

The standards and guidelines contained in this subsection are intended to encourage good quality, pedestrian-sensitive design in new building and residential construction. Good design results in buildings visually compatible with one another and adjacent neighborhoods, contributing to a Station Community Planning Area which is attractive, stimulating, active and safe. These qualities contribute to the creation of a SCPA which facilitates easy pedestrian movement and establishment of a rich mixture of uses. Unless standards expressly indicate otherwise, a diversity of architectural styles is encouraged. Except where the word "shall" is used, the criteria are not to be construed as mandatory approval standards subject to review and approval.

B. Applicability

These standards and guidelines apply to all new development.

C. Design Standards

1. Buildings shall promote and enhance a pedestrian scale and orientation on the facade facing the public street. Street-side building facades and dwelling units within all SCPA districts, except where required to be in conformance with the design standards of a Conservation District, shall be varied and articulated to provide visual interest to pedestrians and avoid a flat appearance. In addition, development proposals and residential projects shall make provisions and include designs consistent with the following:

 

a. Development projects within the SCR-OTC or SCR-DNC Districts, shall be consistent with the design and development provisions of subsection XIII. of this Section and the provisions of the respective district;

b. All new commercial, industrial, research park, institutional, mixed use, and multi-family residential buildings constructed within a Station Community Planning Area shall demonstrate during the Development Review process that it promotes and enhances a pedestrian scale and orientation on any facade facing a public or private street and it incorporates discernible and architecturally appropriate features; such as, but not limited to, cornices, bases, fenestration, fluted masonry, bays, recesses, arcades, display windows, unique entry areas or other treatments for visual interest, to create community character and to promote a sense of pedestrian scale. The design shall recognize that the simple relief provided by window cutouts or sills on an otherwise flat facade, in and of themselves, does not meet the requirements of this subsection; and

c. All residential dwellings, of any type, constructed within any SCPA district, unless otherwise restricted by the design guidelines of a Conservation District, shall be constructed with exterior building materials and finishes of high quality to convey an impression of permanence and durability. Materials such as, and including, masonry, stucco, stone, terra cotta, tile, cedar shakes and shingles, beveled or ship-lap or other narrow-course horizontal boards or siding, authentic vertical board & batten siding, articulated architectural concrete masonry units (CMU), and similar durable architectural materials are allowed. Materials such as, and including, T-111 siding, plain or plain painted plywood and strandboard sheets, concrete or cinder block, smooth surface concrete panels, and similar quality and non-durable material are prohibited.

2. Commercial buildings and sites shall be organized to group the utilitarian functions away from the public view. Delivery and loading operations, HVAC equipment, trash compacting and collection, and other utility and service functions shall be incorporated into the overall design of the building(s) and the landscaping. The visual and acoustic impacts of these functions, along with all wall- or ground-mounted mechanical, electrical and communications equipment shall be out of view from adjacent properties and public streets, and screening materials and landscape screens shall be architecturally compatible with and not inferior to the principal materials of the building and primary landscaping. The visual and acoustic aspects of roof-mounted equipment, vents and chimneys shall be minimized by placing equipment behind parapets, within architectural screening, roof-top landscaping, or by using other aesthetically pleasing methods of screening and deadening the sound of such equipment; and

3. Within 1,300 feet of a light rail station in all SCPA districts, all street furniture, benches, bicycle racks, trash receptacles; tree grates, all streetlight poles and fixtures all street and sidewalk treatments, patterns and materials; all street signs; and all other appropriate design treatments and fixtures installed after the effective date of this Ordinance shall either be:

 

a. The same as those installed on Washington Street as a part of the Hillsboro Light Rail Transit Project;

b. Of the same general design and standard as those used on Washington Street (or in the case of street lighting, the PGE "Option B" equivalent design luminaire with a direct burial fluted fiberglass pole, or better) and that have been approved by the City Council Street Committee for the proposed project or a similarly situated previous project approved by the Street Committee after the effective date of this Ordinance. However, where an arterial or major collector street is within such an area and IES street; lighting standards require additional street lighting greater than or different from that available solely through the use of ornamental streetlights, street lighting shall be supplemented by the minimum necessary number of "Cobra-head" luminaires mounted on fluted poles painted or otherwise matching as nearly as possible the treatment used on the ornamental streetlight poles, or

c. As identified on an adopted streetscape plan.

 

(Amended by Ord. No. 5973/7-11.)

    

4. Stormwater retention, detention and treatment facilities shall be integrated into the site design or placed underground. If constructed on the surface, such facilities shall be treated as a component of the landscaping usable open space or water feature, and shall be constructed so that, at maximum anticipated volume, water depth will not create public safety risks.

 

However, if the site is constrained such that underground facilities are impractical and development to the maximum density allowed within the applicable SCPA District would be precluded by construction of a shallow stormwater facility, the depth of the facility may be increased if the perimeter is fenced to meet public safety standards for a facility of that depth. In this case, landscaping shall be placed both inside and outside the fence. Fencing shall be of such materials and color so as to blend, to the maximum practicable extent, with the landscaping and surroundings. In addition, to minimize the size and depth of such a deeper facility, the site plan shall be designed to use open space and landscaping for natural detention, retention and biofiltration of stormwater on the site. In no case shall a stormwater facility take on the look or character of a utility element.

Further, in campus developments, SCRV developments and other large tract developments, stormwater facilities shall be consolidated to devote the minimum gross acreage to such use. Developers shall work with adjacent property owners to achieve consolidation wherever large, fenced utilitarian stormwater facilities. Consolidated facilities shall also be naturally integrated into the site design, landscaping and usable open space as described above, or shall be placed underground.

 

 (Added by Ord. No. 4545/4-97.)

D. Design Guidelines

The following guidelines are recommendations that can be used in achieving the requirements of paragraph C, above; but shall not be construed as requirements.

1. Building and site design should be site specific and fit into the context of the area, preserve important view corridors, complement the natural setting and other nearby buildings, relate to adjacent public and private streets, and incorporate special features to make the buildings more prominent and appealing while incorporating facades and details to help them better relate to the scale of pedestrians. A diversity of architectural styles is encouraged to create a rich and visually-stimulating environment. Building design is particularly important at major intersections, where special corner architectural design features should be incorporated.

2. Certain buildings, because of their size, purpose or location, should be given special attention in the form of ornamental building features, such as towers, cupolas or pediments. Examples of these special buildings include theaters, hotels, cultural centers and civic buildings.

3. Edges of development projects should be continuous and designed to delineate and enhance adjoining public and private streets, while also providing visible and safe access to stores and other buildings. Edges adjacent to transit streets and major pedestrian routes should include street furniture such as seating, shelters, ornamental pedestrian scale lighting and an inside row of canopy trees to complement those in the curbside landscape strip.

4. Developments should be designed to encourage informal surveillance of public areas from buildings, public and private streets and from adjacent developments. Sight lines to and from buildings, and within and around the site should maximize pedestrian visibility of store entrances, public areas and transit stops.

5. For buildings designed for occupancy by general retail, office and service commercial businesses, traditional storefront elements are encouraged for any facade facing a major pedestrian route. These elements include:

a. Front and side building walls placed within 0-10 feet of abutting street right-of-way boundaries.

b. Clearly delineated upper and lower facades.

c. A lower facade containing large display windows and a recessed entry or entries.

d. Smaller, regularly spaced windows in upper stories.

e. Decorative trim, such as window hoods, surrounding upper floor windows.

f. A decorative cornice near the top of the facade.

g. Piers or pilasters, typically of masonry.

6. Upper stories should be articulated with features such as bays and balconies.

7. To balance horizontal features on longer facades, vertical building elements should be emphasized.

8. If sloped roofs are used, they should be compatible with roof lines and slope of adjacent buildings, add interest to and reduce the scale of large buildings, and complement the character of buildings in adjacent developments.

9. Windows allowing views into interior activity areas or displays in non-residential buildings beyond the requirements of Section 138.VI. are encouraged. However, at the pedestrian level, glass curtain walls, reflective glass and painted or darkly tinted glass, smooth faced concrete block, concrete panels, steel panels, and non-durable materials should not be used.

10. Exterior building materials and colors play a significant role in establishing identity and visual interest at the pedestrian scale. As such, materials and colors should be harmonious and compatible with materials and colors in adjacent developments. Soft lighting of the building exterior is permitted, provided the light source is not visible and it complements the architectural design. The lighting should not draw inordinate attention to the building.

11. Entryways are important to a pedestrian environment and provide a special opportunity to make the building unique while at the same time providing a highly visible customer entrance and identifiable public address. Building entrances should include such features as: canopies, porticoes, overhangs, recessions, projections, arcades, raised cornice parapets over the door, peaked roof forms, arches, hardscaped pedestrian spaces, integral planters or wing walls that incorporate landscaped areas and/or places for sitting, and architectural details such as tile work and moldings which are integrated into the building structure and design.

12. Where masonry is used for exterior finish, decorative patterns should be employed. These decorative patterns may include multi-colored masonry units, such as brick, tile, stone or cast stone, in a layered or geometric pattern, or multi-colored ceramic tile used in conjunction with materials such as concrete or stucco.

13. Ornamental devices, such as molding, entablatures, pediments and friezes, are encouraged at the roofline. Where such ornamentation is present in the form of a linear molding or board, the band should be at least eight inches (8") wide.

14. Pedestrian ways should be anchored by special design features such as towers, arcades, porticos, pedestrian light fixtures, planter walls and other architectural elements which define circulation ways and outdoor spaces. Examples of outdoor spaces are plazas, patios, courtyards, and window shopping areas. Design of these features and outdoor spaces together should (i) enhance buildings and groups of buildings, (ii) relate to a common use area, and (iii) complement the surrounding streetscape.

15. Landscaping should be designed into and thought of as an integral part of the site, streetscape, building design and the parking area. Landscaping should also be used to enhance the pedestrian orientation of Station Communities by creating a sense of enclosure and to reduce the scale of large buildings and paved areas. Arbors or trellises supporting landscape materials should be considered for ornamentation of exterior walls.

16. (Deleted by Ord. No. 5676/10-06.)

17. In all SCC-SC and SCR-V Districts, housing should be arranged around and integrated with community uses, the LRT station, and pedestrian-sensitive shopping and services. Pedestrian-sensitive retail, services, and employment uses should be provided within 1,300 feet of the LRT station and within 1,300 feet of housing. The highest concentration of housing should generally be within 1,300 feet of the LRT station.

18. In SCPA residential and SCC-SC Districts, multi-purpose streets should extend from the LRT station, and provide convenient pedestrian and bike routes from the station to residential neighborhoods, employment sites and centers, and community retail and service uses. Multi-purpose streets should be designed not only as attractive places to live and work, but also as the location and setting for pedestrian-sensitive shopping and services, and for recreation and social activities.

19. Projects containing residential uses should include a range of housing types and styles to suit a variety of lifestyles and incomes, both on an ownership and rental basis

20. The SCR-V District provides an opportunity to be creative in developing a new, compact community within the City. Application of the Development Regulations and Design Guidelines should result in a residential village designed to achieve:

a. A balanced multi-modal network of streets and pedestrian ways connecting residential areas with commercial and community activity; with streets laid out in a grid system to facilitate movement within and through the village without being unnecessarily winding or deliberately picturesque.

b. Housing located intentionally close to the street, but not along a build-to line, with porches and other features to create rhythm and interest along the street.

c. Groups of small lot houses, condominiums and rowhouses arranged to form architectural spaces, not a variety of different architectural styles. Design decisions should be made for housing and village center buildings based on street orientation, location of front doors, treatments of the space between buildings and streets, signage, pedestrian space lighting and other pedestrian safety and visual enhancements.

d. A network of public and private open spaces, greenways and parks within walking distance of all residents. Choice sites should be set aside for public and neighborhood amenities to encourage use, provide visibility, and to establish a greater sense of community identity.

e. Neighborhood commercial uses which are varied, complete and of high quality so the need to drive to other shopping areas for routine purchases is minimized. Where practicable, commercial and self-contained light industrial activities should provide employment opportunities for village residents.

21. All commercial, industrial, research park, institutional, mixed use, and multi-family residential buildings constructed in any SCPA district with less than three feet (3') setback between the facade of the building and any parallel public sidewalk or pedestrian way should incorporate features adjacent to and over at least three feet (3') of the public sidewalk or pedestrian way for weather protection. Such features may include, but are not limited to, canopies, awnings, porticoes, arcades, alcoves, building overhangs and recessed entries, and trellises to protect pedestrians from rain or sun.