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 140: ORENCO STATION COMMUNITY PLANNING AREA DEVELOPMENT REGULATIONS AND DESIGN STANDARDS  (Added by Ord. No. 4455/8-96.)

I. SCOPE

This Section establishes design standards specific to the Orenco Station Community Planning Area. These standards appear in the text below and in the illustrations shown in Figures 1 through 5.8 attached hereto and incorporated herein. (Amended by Ord. No. 4930/7-00.)

II. PURPOSE

A. These Orenco community-specific development regulations and design standards reflect the City’s goals and objectives for the Orenco SCPA as described in the Hillsboro Comprehensive Plan, in the report of the Orenco
Station Community Planning Advisory Team, and in the outcome of the workshops held during the SCPA process with members of the community which resulted in the development and endorsement of ”Design Concept #3” by the Orenco Neighborhood Association. Except as noted below, the purpose for each development regulation and design standard is as described in Sections 137 and 138. Where the regulations or standards of this Section specifically conflict with those contained in Sections 137 and 138, the standards of this Section shall prevail.

B. The purpose of the regulations and standards applicable to the Orenco Townsite Conservation District is to conserve the historical and cultural significance of the area of the original community of Orenco by:

1. Preserving and restoring the plat plan and site layout of the original 1908 community and its 1911 addition;

2. Preserving, restoring and enhancing the landscape features of the townsite as designed by the Oregon Nursery Company, particularly the original street trees; (Amended by Ord. No. 5779/8-07.)

3. Replicating the streetscape of the original community using modern materials and technology by adopting street and infrastructure standards which call for narrow paved streets with rolled shoulders and grass drainage swales rather than urban curb and gutter standards; dedicating, re dedicating and enhancing the original and analogous alley system; developing a system of pedestrian ways incorporated into the graveled street shoulders, surfaced alleys and property-line sidewalks rather than a uniform grid system of concrete sidewalks; and adopting a street lighting standard using a combination of twin and single lamp ornamental streetlights which provide for adequate public safety but reflect lower lighting levels befitting the period and character of the neighborhood;

4. Requiring that all new residential structures and remodeling or expansion of existing residential structures within the District be of similar character and architectural style as that built during the period of Orenco Town status including, but not limited to: housing limited to detached single family appearing structures, residential architectural Hillsboro Zoning Ordinance No. 1945 Section 140. Orenco Station Community Planning Area Development Regulations and Design Standards style consistent with the period, use of natural appearing materials and paint or finish colors consistent with those in use during the period, and other design and development standards as described in this Section; and

5. Requiring that all new commercial and governmental structures and the remodeling or expansion of existing commercial or governmental structures within the District be of similar character or compatible with the size, scale and architectural styles and treatments used in small towns like Orenco during the period 1900 to 1930.

C. The purpose of the regulations and standards applicable to the Residential Village (SCR-V) project located generally north of the Orenco LRT Station is to permit and enhance the opportunity to develop a transit-supportive community of significant size and proportion. The goal of this Section is to set forth regulations and standards which guide development of the residential village; creating a lively, prosperous mixed use neighborhood providing an attractive place to live, work, shop and recreate with increased opportunities to walk or bicycle to destinations throughout the village and enhanced opportunities to walk and use transit for trips outside the village, thus resulting in less reliance on the automobile by:

1. Providing for a mix of dwelling types while ultimately achieving an overall density of at least 1,834 dwelling units within the residential village;

2. Establishing public facility and street design criteria and requirements which allow for compact development through the use of street rights-of-way, street and travel lane widths, alleys, ample sidewalks and pedestrian amenities which fit the needs of a community within the increased density requirements of a SCR-V District;

3. Providing for a mix of uses within the residential village to offer a wide range of services and employment opportunities for village residents;

4. Providing for parks and open spaces to enhance the opportunity to recreate and enjoy the outdoors within walking distance of the residents’ homes; and

5. Providing for a strong system of interconnected pedestrian linkages to provide a safe, convenient and attractive environment for walking between homes, shops, parks, bus and light rail transit, and other destinations within and without the village.

D. The purpose of the regulations and standards applicable to Lots 1, 2, 3, 4, 5, and 6 of Block 10 of the Orenco Townsite Plat is to recognize a unique circumstance that, for all practical purposes, foregoes the opportunity to construct single family dwellings meeting the standards of the District. Because the lots abut 231st Avenue and because multi-family housing is adjacent on three (3) sides of the property and because single family homes in this location will probably not be marketable, the Planning Commission has found that an exception to the strict adherence to District development regulation and design standards is warranted. Nonetheless, in allowing construction of attached townhouse or rowhouses on these lots, the Planning Commission recognizes that the density and design of the dwelling units must Hillsboro Zoning Ordinance No. 1945 Section 140. Orenco Station Community Planning Area Development Regulations and Design Standards be compatible with the remainder of the District. The exception and conditions of the exception is consistent with this purpose. However, should the property owner choose, the opportunity to build single family detached and ancillary dwelling units on the named lots shall remain. (Added by Ord. No. 4457/8-96.)

E. All other land within the Orenco SCPA will be developed, with minor exceptions noted below, in accordance with the applicable SCPA District Development Regulations of Section 137 and under the Design Guidelines of Section 138. (Added by Ord. No. 4457/8-96.)