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 STANDARDS

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

V. DESIGN STANDARDS

A. Improvements Between Streets and Buildings

The Standards of Section 138 shall apply.

B. Building Entries and Orientation

The Standards of Section 138 shall apply in addition to the standards below:

1. All Active Use Streets (1 and 2) designated on Figure 139-2 shall be considered Major Pedestrian Routes for the purposes of implementing the Building Entries and Orientation standards within the SCC-DT zone.

2. If a building has frontage on more than one street, the building shall provide a main building entrance oriented to the Active Use Street designated on Figure 139-2 (if applicable) or a single entrance to the corner where both streets intersect.  Where two Active Use Streets designated on Figure 139-2 intersect, the building shall have a main entrance at the intersection or within 30 feet of the intersection. 

3. Building facades over 200 feet in length facing a street shall provide two or more main building entrances oriented toward the street.

4. Building entrances shall be covered, recessed, or treated with a permanent architectural feature in such a way that weather protection is provided.

C. Ground Floor Windows and Building Facades

The Standards of Section 138 shall apply in addition to the standards below:

1. All Active Use Streets (1 and 2) designated on Figure 139-2 shall be considered Major Pedestrian Routes for the purposes of implementing these standards within the SCC-DT zone.

2. Building facades facing an Active Use Street designated on Figure 139-2, all ground floor windows shall have a Visible Transmittance (VT) of 60% or higher, with the exception of medical / dental offices, which may have tinted windows.

3. All building facades greater than 75 feet in length, which are facing a public street, shall break any flat, monolithic facade by including architectural elements such as bay windows, recessed entrances or other articulation so as to provide pedestrian scale. 

4.  Within Residential Compatibility Areas designated on Figure 139-3, building facades greater than 50 feet in length, which are facing a public street, shall break any flat, monolithic facade by including architectural elements such as bay windows, recessed entrances, or other articulation so as to provide pedestrian scale.

5. Building facades facing an Active Use Street (1 and 2) designated on Figure 139-2 shall have windows, display areas or doorways for at least seventy percent (70%) of the length and fifty percent (50%) of the ground level wall area.  The ground level wall area is the band of wall area above three feet (3’) and below twelve feet (12’) as measured from finished grade.

6. For all other building facades, exterior walls facing a public street, public open space, pedestrian walkway and/or transit station shall have windows, display areas or doorways for at least fifty percent (50%) of the length and twenty-five percent (25%) of the ground level wall area.  The ground level wall area is the band of wall area above three feet (3’) and below twelve feet (12’) as measured from finished grade.

7. For building facades facing an Active Use Street (1 and 2) designated on Figure 139-2, weather protection for pedestrians shall be provided along a minimum of 50% of the facade. This weather protection shall take the form of an awning, canopy, arcade, colonnade, or recessed entry (or some combination of these elements) and there shall be a minimum 10’ clearance from the bottom of such an element to the sidewalk. Awnings and/or canopies shall project a minimum of 5’ from the building façade; shall match the width of storefronts or window openings; and shall not obscure transom windows where such windows are present.  Awnings and/or canopies shall be constructed of glass, metal, or exterior-grade fabric (or some combination of these materials).

 

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

 

D. Building Step-Back Requirements

The Standards of Section 138 shall not apply.

E. Location and Design of Off-Street Parking

The Standards of Section 138 shall apply, except that:

1. In the SCC-DT District:

 

 

a. On-site vehicular circulation areas (including surface parking, maneuvering areas, service docks and loading areas) are only allowed on the side or rear of newly constructed buildings. If located on the side, the on-site vehicular circulation area shall:

 

 

i. Not exceed 50% of the total frontage of the site;

 

 

ii. Provide screening in the form of a six foot (6’) wide planting strip between the right-of-way and the parking area is required.  The planting strip shall provide screening in the form of a decorative wall and/or landscaping as described in Section 138.VIII.D.1

 

 

b.  To accommodate transit-supportive developments and provide adequate off-street parking for mixed use development, required parking may be located up to 800 feet from the development.  Such parking shall be designated and signed as belonging to the remote development and shall be part of the legal requirements for occupancy of the development.

 

 

c. High-volume, off-peak entertainment uses, such as movie theaters and restaurants, may fulfill all or a portion of their parking requirements by arranging for shared parking in surface or structured parking lots not farther than 800 feet from the designated use.

 

d. Development located along ODOT facilities shall comply with applicable Oregon Department of Transportation access management requirements.  When practicable, highway access for new developments in the District shall be combined.

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

 

F. Drive Through Uses

The Standards of Section 138 shall apply.

G. Outdoor Display and Storage

The Standards of Section 138 shall apply.

H. Alleys

The Standards of Section 138 shall apply.

I. Streetscape Design Standards and Guidelines

The Standards of Section 138 shall apply in addition to the standards below:

a.  The ground floor of all new buildings shall be articulated through façade design elements so as to provide a “base,” “middle,” and “top” to the street-facing ground floor. The “base”’ extends from the top of the finished sidewalk to the bottom of the window sill, and shall be defined through a masonry or concrete plinth, projecting window sills, and/or bulkhead. The “middle” shall be established through storefront windows, transom windows, awnings or canopies, and /or engaged columns that are part of a series of architectural bays. The “top” shall be established through a projecting cornice. Residential duplexes, townhouses, and rowhouses are exempt from this standard.

b. The front facades of all new buildings two stories or more in height shall have tripartite facades, with distinct ground floors, middles, and tops. The ground floor shall be established through a bulkhead, plinths, projected windowsills, large display windows, and/or the use of distinguishing materials, as described in 139.V.I.a above. The middle shall be established through vertically-oriented windows that signal a change of use, changes in materials, and/or horizontal bands (string course, soldier courses, etc.). The top shall be distinguished through stepbacks, detailed cornices, projecting parapets, and/or a hipped or gabled roof. Residential duplexes, townhouses and rowhouses are exempt from this standard.

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

J. Downtown Residential Neighborhood Special Standards

1. Applicable Standards in the SCR-DNC Zone, in the SCR-MD zone between NE Sixth and NE Ninth Avenues, south of NE Jackson Street , and in the SCC-DT zone north of NE Washington Street from NE Fifth Avenue to NE Tenth Avenue. The standards contained in Section 137 - 138 shall apply and supplement those contained in this subsection. Where standards contained in this subsection conflict with those of Sections 137-138, the standards contained here shall prevail. For purposes of this subsection, "conservation" is differentiated from "restoration" or "preservation" in that new development is allowed to replace deteriorated or marginal structures. Existing structures may be rehabilitated or remodeled provided that the new development or reconstruction meets the applicable standards of Sections 137-139, and the construction conserves, enhances and maintains the historic and cultural character and predominant architecture of the area as it was during the period of the 1890s -1930s.

2. Residential Construction . The architectural style of new residential construction in areas cited in Subsection 1 of this Section shall be restricted to those that replicate major design elements characteristic of the 1890s - 1930s architectural styles represented in the District.

a. Porches. Front or wrap-around porches, where consistent with the architectural style of the proposed dwelling, are encouraged on structures along streets. Where provided, porches shall be a minimum of 80 square feet, or 8' X 10', and shall be contained under a roof and separated from the yard by elevation or some form of railing or fence.

b. Foundations. The main floor shall be a minimum of 24 inches to a maximum of 32 inches above finish grade, except where lower elevations are required pursuant to ADA requirements . Plain concrete and plain concrete block may be used as foundation materials when the foundation material does not extend more than three feet above the finished grade level adjacent to the foundation wall.

c. Siding. Siding shall be ship-lap, bevel or other narrow course horizontal material; with Clapboard 3.5" to 6" to the weather and drop-siding less than 10" to the weather. Vertical or diagonal application of siding is prohibited; except that board and batten siding may be applied vertically. Plain concrete, plain concrete block, corrugated metal, plywood, sheet pressboard, T-111, Oriented Strand Board, and aluminum siding are prohibited, except that plain concrete or plain concrete block may be allowed for foundations as specified under subsection (b) above.

d. Colors. Building colors shall be compatible with the surrounding area, and consistent with the color palettes characteristic of architectural styles of the era of the District. Bright primary or fluorescent colors are prohibited on the main body of the structure.

e. Windows. Single windows and window pairs should be vertically proportioned and be surrounded by a minimum 3-inch trim. Multi-paned windows are preferable to picture windows for street-facing elevations.

f. Exterior Lighting. Entry door and front porch lighting is required on all new dwelling units, and shall be installed so as to not glare or shine onto adjacent property. Exterior lighting on residential dwellings and accessory structures shall be restricted to low-intensity exterior illumination not to exceed 2 lumens.

g. Roofs.

(1) Rooflines. A variety of rooflines are allowed provided the profile of the new roof is similar in pitch and configuration to those in the area. Gable End, Dutch Gable, Hipped, Gabled, and hipped and shed dormers are the predominating styles in the conservation district. Shed roofs are not allowed as the main roof form for any new dwelling. Flat roofs are allowed on structures having architectural styles such as Italianate or Richardson Romanesque, or similar styles, only on dwellings located within 100 feet of the Central Business District boundaries.

(2) Roof Pitch and Overhang. Roof pitch, and overhang at the gable end and eaves, shall be consistent with the selected architectural style.

(3) Roofing Materials. Roofing materials shall be 3-tab shingles, architectural style asphalt, shakes, copper, clay tile, slate, simulated slate, or of other ornamental types consistent with the architectural style of the structure. Colors shall be compatible with those in the area.

h. Exterior Trim and Details. All new residential units shall incorporate appropriate trim and detail, based on the selected architectural style, including, but not limited to: cornices; pediments; door and window surrounds; pilasters; molding; baseboards; trims; architraves; and lintels. Each new residential structure shall have at least one pediment or dormer, except or flat-roofed structures approved under subsection (g)(1) above. No exterior fire stairs or fire escapes may be located on a structure's street-facing elevation.

i. Garage Offset. The front of a garage shall be setback a minimum of five feet from the front façade of a dwelling.

j. Multi-family Residential Construction. In addition to the requirements of this subsection, to emphasize each residential unit, all new multi-family units shall include a roof dormer or bay window on the street-facing elevation, or provide a roof gable that faces the street for each dwelling unit.

k. Retention of Exterior Features. Certain building features of an existing structure that are on its street-facing elevation shall be retained as part of any project that is altering the structure. Building features that must be retained are entrances, doors, windows exterior siding and the following projecting features: front porches; balconies; bay windows; dormers; and dormer windows.

3. Mixed Use or Institutional Construction. The architectural styles of new mixed use or institutional construction, including public buildings, in areas cited in Subsection 1 of this Section, shall be restricted to those that replicate major design elements characteristic of the 1890s-1930s architectural styles represented in the District.

a. Building Materials. Materials for new non-residential construction and other exterior features and facilities shall be selected and designed to replicate material that exhibit characteristics of architectural styles of the era of the District. Materials shall have good architectural character, shall be of durable quality, and shall be selected for harmony of the building with adjoining buildings.

b. Building Colors. Building colors shall be compatible with adjacent building colors and the era of the Conservation District.  

c. Roofs. Flat roofs shall include parapets. Roofing materials shall be 3-tab shingles, architectural style asphalt, shakes, copper, or of other ornamental types consistent with the structure. Roll roofing shall only be used in conjunction with parapets. Colors shall be appropriate to the era of the District and compatible with adjacent buildings.

d. Building Facades. The facade facing a major pedestrian route shall have display windows, fenestration and entrances as required in Section 138, but in keeping with the era of the District. The ground level must be distinctly separated visually from upper stories. This may be done through introduction of a cornice above the ground level, establishment of an arcade, changes in material or texture, or development of a band of clerestory windows on the building's street-facing elevation.

e. Awnings, Marquees and Porches. All building facades facing a major pedestrian route shall provide weather protection in the form of awnings or marquees along at least 90% of the length of the ground floor building façade. Such weather protection may encroach into the public right-of-way subject to applicable City code, and shall meet the requirements of the Uniform Building Code (Chapter 32, Sections 3205, 3206). Building designs shall include porches and awnings, or other weather protection over the entry and adjacent sidewalk, to be designed and constructed of materials that replicate architectural styles consistent with the era of the District.

f. Exterior Lighting. Exterior lighting shall be part of the overall architectural concept. Fixtures, standards, and all exposed accessories shall be harmonious with the building design. Lighting shall be restricted to low-intensity on-site illumination that produces no direct spillover onto adjoining residential property. A maximum of 4 lumens is allowed. (Amended by Ord. No. 5676/10-06.)

g. Signage. (Deleted by Ord. No. 5676/10-06. See Municipal Code Chapter 11.32.)

h. Mechanical Equipment. Mechanical equipment or other utility hardware on the roof, ground, or building shall be screened from public view with materials harmonious with the building, or they shall so located as not to be visible from any public right-of-ways.

i. Other Applicable Design Standards. In addition to the standards specified in this subsection, new mixed use or institutional construction shall also conform to the streetscape design guidelines contained in Section 138 (XII)(D), subsections 1-16, which in the Downtown Neighborhood Conservation District shall be construed as requirements .