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 139: DOWNTOWN STATIONS COMMUNITY PLANNING AREA DEVELOPMENT REGULATIONS AND DESIGN STANDARDS

(Amended by Ord. No. 4545/4-97 and 4930/7-00.)

IV. DEVELOPMENT REGULATIONS

A. Minimum Lot Size

The Standards of Section 137 shall apply.

B. Minimum Lot Width and Depth

The Standards of Section 137 shall apply. (Amended by Ord. Nos. 5973/7-11.)

C. Minimum and Maximum Residential Densities and Ancillary Dwelling Units

The Standards of Section 137 shall apply, except that :

1. If additional dwelling units are proposed on a lot containing an existing residence to be retained, either at the developer's option or as required under Section 138 (XIII) (C), minimum and maximum residential density for the entire parcel shall be determined by applying the minimum and maximum densities specified in Tables 137 (II) 1 to the undeveloped portion of the lot only. Minimum and maximum density calculations shall not include the portion of the lot surrounding the retained house, including minimum required side and rear yard setbacks from the structure. The existing residence shall be included in the overall calculation as a single dwelling unit. (Added by Ord. No. 5206/11-02).

2. In the SCR-DNC zone, a lot containing a main residence and an ancillary dwelling may be partitioned for the purposes of separate ownership provided that:

a. The overall minimum density for the original parcel can be met after partitioning;

b. All necessary building codes are met;

c. The parcel containing the ancillary dwelling unit has frontage on, and obtains access, from a public alley.

3. In the SCR-DNC zone, no more than four (4) dwelling units per structure shall be allowed on lots smaller than 22,000 square feet in area.

D. Minimum Floor Area Ratios

The Standards of Section 137 shall apply, except that:

1. Neighborhood and Downtown Commercial uses on properties in the SCR-DNC shall be exempt from minimum Floor Area Ratio requirements, but shall comply with the parking standards of Section 137 Table 2.

2. (Deleted by Ord. No. 5973/7-11.)

E. Minimum Non-Residential Density

The Standards of Section 137 shall apply.

F. Minimum and Maximum Setbacks from Streets, Alleys and Interior Yards

The Standards of Section 137 shall apply, except that:

(Amended by Ord. No. 5973/7-11.)

1.  Structures built on properties zoned SCC-DT:

 

 

 

a. Interior Yards. Structures built on properties zoned SCC-DT shall have a minimum setback of 10 feet from any shared property line with parcels zoned SCR-HD, SCR-MD, or SCR-DNC.  The 10-foot sideyard setback may be required to be planted with species selected for increased height and visual screening qualities.  Landscaping materials may be required to be planted at a density designed to achieve the earliest practicable screening of commercial uses above the first floor. Properties within the SCC-DT District that are subject to a minimum front setback of 10 feet are shown on Figure 139-1.

 

 

b. Street-Facing Yards. Properties within the SCC-DT District that are subject to a minimum front setback of 10 feet are shown on Figure 139-1.

 

2.  Structures built on properties zoned SCR-DNC, SCR-MD, or SCR-HD shall have a minimum setback of 10 feet from any shared property line with parcels zoned SCC-DT.  The 10-foot sideyard setback may be required to be planted with species selected for increased height and visual screening qualities.  Landscaping materials may be required to be planted at a density designed to achieve the earliest practicable screening of upper story uses. (Amended by. Ord. No. 5973/7-11.)

3. (Deleted by Ord. No. 5973/7-11.)

4.  In the SCR-DNC zone, where the average front yard setback of existing residences, along the entire block face containing the project, exceeds the applicable front yard setback from a public street standard of Section 137 (II) Table 1.j by more than five feet, new construction shall conform to the average setback of all the existing dwellings along that block face.

5.           Within the SCC-DT District, required setbacks from Streets and Alleys are shown on Figure 139-1. 

 

 

a. Conformance with the setback requirement is achieved when, at a minimum, the percentage of street frontage occupied by the ground level façade of a building(s) is provided as specified in the table below:

Minimum Building Width Required Along Street Frontages

 

Location as Shown on Figure 139-2	Minimum Street Frontage*
For properties located on an Active Use Street 1	100%
For properties located on an Active Use Street 2	75%
For all other properties	50%
*Minimum street frontage is the ratio of A to B expressed as a percentage where: A equals the width of the portion of the building(s) meeting the required setback, and B equals the length of the front lot line abutting the public right-of-way.

 

b. Exceptions required for pedestrian and vehicular access, emergency services, and utility easements shall be granted administratively upon determination by the Planning Director that the exception is the minimum necessary to accommodate the required access, emergency services, or utility easements. In no case shall parking or vehicular circulation be located between the building and the street.

c.  Exceptions to provide additional setback adjacent to a public street shall be granted administratively upon determination by the Planning Director that 100% of the additional setback would be used to provide enhanced pedestrian amenities such as plazas, arcades, courtyards, or other such usable pedestrian space as a feature of the development.

 

(Added by Ord. No. 5973/7-11.)

 

G. Vision Clearance

The Standards of Section 137 shall apply.

H. Minimum and Maximum Building Height Requirements

The Standards of Section 137 shall apply, except that:

1. The maximum height of buildings within Residential Compatibility Area shall be as shown on Figure 139-3. (Amended by Ord. No. 5973/7-11.)

2. The minimum height of buildings shall be as shown on Figure 139-4. Exceptions to the required two story minimum building height may be granted through discretionary review upon determination by the Planning Commission that the proposed single story building meets the applicable purpose statements in Section 136.I.B and all of the applicable design guidelines in Section 138.XII. (Added by Ord. No. 5973/7-11.)

I. Minimum and Maximum Off-Street Parking Requirements

The Standards of Section 137 shall apply.

J. Minimum Usable Open Space Requirements

The Standards of Section 137 shall apply.

1.  Non-residential projects on less than one-half (1/2) gross acre are not subject to open space requirements unless the project is part of or subsequently becomes a part of a series of projects or phases of a larger development in which case the original project shall be joined with all subsequent projects or phases in order to determine the required open space for the whole.  Mixed use projects with four (4) or fewer dwelling units shall be considered non-residential projects.

2. Non-residential projects ½ gross acre or larger, mixed use projects with more than four (4) dwelling units, and all residential projects shall provide minimum usable open space equal to five percent (5%) of the project gross acreage. 

3. Usable open space may include any combination of the following:

a. Private outdoor space accessible only to an individual resident or tenant (e.g., private porches, decks, balconies, patios, atriums, or other private outdoor areas);

b. Shared private outdoor recreation space accessible only to customers, employees or residents (e.g., outdoor seating and dining areas, roof decks or gardens, play areas, outdoor recreation facilities, or similar space); or,

c. Public outdoor space (e.g., public parks, play areas, courtyards, landscaped pedestrian walkways, enhanced extensions to sidewalk depth, or similar space).

d. Alternative approaches to the provision of open space and recreation facilities (e.g., indoor recreation rooms, fee-in-lieu contributions, etc.) may be allowed with discretionary approval.

(Amended by Ord. No. 5973/7-11.)

K. Minimum Landscaping, Natural Resource and Mature Tree Preservation Requirements

The Standards of Section 137 shall apply.

L. Mixed Use Buildings and Mid-Rise Apartments

The Standards of Section 137 shall apply, except that:

1. Home Occupations, as described in Section 128A, Live/Work units, as described in Section 137.XIV.B.1., and Bed and Breakfast Inns, as defined in Section 3 are permitted outright in the SCR-DNC District, except that the number of separate bedroom units in a Bed and Breakfast Inn shall not exceed five in the SCR-DNC District.

2. Residential Business uses for certain properties zoned SCR-DNC are allowed only upon approval by the Planning and Zoning Hearings Board, pursuant to the conditional use standards and procedures contained in Sections 78 through 83 of this ordinance. Residential business uses are limited to that portion of the SCR-DNC zone located west of NE Fifth Avenue and north of NE Lincoln Street. In addition to the standards contained in Section 83, Residential Business uses in the SCR-DNC zone shall meet the following standards:

a. Any structure proposed for occupancy by a residential business use shall include a residential occupancy by the business owner/operator or other residential tenant;

b. The maximum commercial floor area for a residential business use is not more than 35% of the floor area of all structures on the lot, or 1500 square feet, whichever is less.

c. The maximum height for any structure proposed for occupancy by a residential business use is two stories;

d. Residential business uses shall have no more than three (3) employees, excluding family members of the business owner/operator or other residential tenant;

e. Residential business uses shall have no more than five (5) off-street parking spaces, and all off-street parking shall be located inside, beside or behind the occupied building. Parking is prohibited between the building and the street;

f. New structures proposed for occupancy by residential business uses shall comply with all applicable design standards in effect on new construction.

3. Residential Business uses for properties zoned SCR-MD are allowed only upon approval by the Planning and Zoning Hearings Board, pursuant to the conditional use standards and procedures contained in Sections 78 through 83 of this ordinance. In addition to the standards contained in Section 83, Residential Business uses in the SCR-MD zone shall meet the following standards:

a. Any structure proposed for occupancy by a residential business use shall include a residential occupancy by the business owner/operator or other residential tenant;

b. The maximum commercial floor area for a residential business use is 2500 square feet, with a maximum ground floor area of 1500 square feet;

c. Residential Business uses shall have no more than 5 employees, excluding family members of the business owner/operator or other residential tenant;

d. Residential business uses shall have no more than 10 off-street parking spaces, and all off-street parking shall be located inside, beside or behind the occupied building. Parking is prohibited between the building and the street;

e. New structures proposed for occupancy by residential business uses shall comply with all applicable design standards in effect on new construction.

M. Sidewalks

The Standards of Section 137 shall apply.

N. Street and Alleys, and Lot Access

The Standards of Section 137 shall apply.