Special Industrial District (SID)
Section 134. Special Industrial District (SID)
A. Purpose. The Special Industrial District (SID) is an overlay zone supplementing the provisions of the underlying zone. The purposes of the Special Industrial District are:
1. To Protect and enhance development opportunities for industrial uses which may require large sites in a planned campus industrial park setting;
2. To provide the opportunity for small and medium size industrial uses, compatible with planned campus industrial parks, to locate near large single user industrial uses;
3. To preserve large lots for single major industrial uses until such time as there is no demonstrated demand or need for such large lots.
4. To provide a location for visually attractive, well designed industrial development.
B. Applicability. The provisions of this Section shall be applied on the industrially-designated area in the West Union neighborhood, within the following boundaries: on the north, NW West Union Road; on the south, NW Jacobson Road; on the east, the western edge of the Burlington Northern Railroad right-of-way; and on the west, the eastern edge of the Bonneville Power Administration easement. (Section 134B amended by Ord. No 4548/4-97.)
C. Definitions. For the purposes of Section 134:
1. A "lot of record" shall be defined as any lot or parcel of property described on Washington County Tax Maps on the date of annexation of the lot or parcel of land to the City of Hillsboro; and
2. "Contiguous lots of record in common ownership" means all contiguous lots or parcels which are either owned by a single individual or entity at the time land is placed in this district or which are thereafter acquired by a single individual or entity.
D. Standards. All lands designated by the City of Hillsboro as a Special Industrial District (SID) shall comply with the following standards:
1. Lot of Record. Construction shall be allowed on a lot of record, except as set forth below:
a. Contiguous lots of record in common ownership totaling thirty (30) acres or less shall be developed only in accordance with Subparagraph 2(c) (Reconfiguration) or Subparagraph 2(d) (Staged Development) .
b. Lots of record five (5) acres in size or smaller shall not be subject to the provisions of Subparagraph 2(c) (Reconfiguration) or Subparagraph 2(d) (Staged Development), and shall be subdivided consistent with Section 134D.3.
2. Thirty (30) Acre Minimum Lot Size. The land area of any lot of record shall not be reduced below its original size as of the date of annexation to the City, unless the lot is divided pursuant to the following circumstances or standards:
a. Implementing the Transportation Plan. Lots smaller than thirty (30) acres shall be allowed if they are created by the dedication and/or construction of public collector or arterial roadways necessary to implement Section 13. Transportation of the Hillsboro Comprehensive Plan.
1) The division of any single lot by public road construction necessary to implement Section 13. Transportation of the Hillsboro Comprehensive Plan, shall not preclude additional subdivision as defined in Subparagraph d. Staged Development, Creating Lots Smaller Than 30 Acres. Any single parcel on the date of annexation qualifying for Subparagraph 2.d. Staged Development that is divided by public road dedication and/or construction shall continue to qualify for Staged Development pursuant to Subparagraph 2.d. Staged Development. In such event, the land area, subject to the 20% division as described in Subparagraph 2.d., shall mean the land area of the original parcel at the time of annexation.
b. Natural & Hazard Areas. Lots smaller than thirty (30) acres shall be allowed if they are created by the bisection of the original lot by a natural area, flood hazard area or other resource or hazard designation restricting development pursuant the provisions of the Hillsboro Comprehensive Plan or Zoning Ordinance. Lots smaller than thirty (30) acres shall be allowed for the sole purpose of segregating common or public ownership of natural areas, flood hazard areas or other natural resource or hazard areas within an industrial park.
1) The division of any single lot by a natural area, flood hazard area or other resource or hazard designation restricting development pursuant the provisions of the Hillsboro Comprehensive Plan or Zoning Ordinance shall not preclude additional subdivision as defined in Subparagraph d. Staged Development , Creating Lots Smaller Than Thirty (30) Acres . Any Single parcel on the date of annexation qualifying for Subparagraph 2.d. Staged Development that is divided by natural area, flood hazard area or other resource or hazard designation shall continue to qualify for Staged Development pursuant to Subparagraph 2.d. Staged Development . In such event, the land area, subject to the 20% division as described in Subparagraph 2.d., shall mean the land area of the original parcel at the time of annexation.
c. Reconfiguration of Contiguous Lots in One Ownership. New lots smaller than thirty (30) acres may be created when all contiguous lots of record, owned by a single individual or entity meet the following requirements:
1) The number of newly created lots are not greater than the number of the original lots of record; and
2) The newly created lots may be more easily aggregated into larger lots for large industrial users than the original lots of record; and
3) The reconfiguration includes all contiguous lots of record owned by a single individual or entity; and
4) Where the proposed reconfiguration includes greater than thirty (30) acres, at least one 30 acre parcel shall be retained subject to the right to further divide the final 30 acre parcel consistent with the provision of subparagraph 2(d)(4) Staged Development; and
5) The reconfiguration shall be processed administratively with notice to adjacent property owners.
d. Staged Development, Creating Lots Smaller Than Thirty (30) Acres. All lots of record greater than thirty (30) acres and all contiguous lots of record owned by a single individual or entity collectively totaling thirty (30) acres or more, may be divided into lots smaller than thirty (30) acres subject to the following restrictions:
1) No more than twenty percent (20%) of the land area may be divided into lots smaller than thirty (30) acres, except as set forth in subsections 2), 3), and 4), below.
2) At such time as plans are approved pursuant to Section 133. Development Review/Approval of Plans, or building permits are issued on sixty percent (60%) of the lots or sixty percent (60%) of the acreage, an additional twenty percent (20%) of the original land area may be divided into lots smaller than thirty (30) acres.
3) The subdivision described in 2), above, may continue to occur in twenty percent (20%) increments so long as at least one thirty (30) acre parcel suitable for a single major industrial use remains undivided within the original lot of record or group of contiguous lots of record in common ownership. No division of this final thirty (30) acre parcel may occur except in accordance with part 4) of this Subsection.
4) The final thirty (30) acre parcel within an ownership may be divided in accordance with the procedures described in this Section (d) Staged Development, only if the Planning Commission or City Council (if appealed), after a public hearing, finds that the existing supply of thirty (30) acres or larger vacant lots in the Special Industrial District, or in a Washington County Industrial zoning district with substantially similar land division restrictions, is adequate to supply the present and projected countywide demand for large lots without retaining the subject property. Should the final 30 acre parcel be subdivided pursuant to this Subsection it shall not be subject to the staging requirements set forth in this Section (d).
3. Development Review Standards. All development within the Special Industrial District (SID) shall conform to the following development standards and procedures:
a. Minimum lot size shall be one acre.
b. Development shall be consistent with the provisions of the M-P Industrial Park Zone as provided in Sections 65 through 74; and
c. Final development plans shall conform to the provisions of Section 133. Development Review/Approval of Plans.
d. Subdivision of lots shall conform to the City of Hillsboro Subdivision Ordinance .
(Section 134 Added by Ord. No. 3681/2-87.)
Section 134A. Shute Road Site Special Industrial District
A. Purpose . The Shute Road Site Special Industrial District (SSID) is an overlay zone intended to supplement most of the provisions of the underlying M-P, Industrial Park Zone for the Shute Road Site. If any provision of this District conflicts with a provision in the underlying M-P Industrial Park Zone as applied to the Site, the provisions of this District shall control. The purposes of this District are:
1. To provide and enhance within planned campus industrial park settings development opportunities within the Shute Road Industrial Site for businesses engaged in "high technology product manufacturing" that may require large sites, and for supporting industrial uses and accessory commercial businesses that may also locate within the same large sites.
2. To provide the opportunity for smaller, compatible industrial uses and accessory commercial uses that can support the businesses engaged in high-technology product manufacturing uses and may require small and medium size sites in a planned campus industrial park setting.
3. To provide large lots within the Shute Road Industrial Site for businesses engaged in high technology product manufacturing uses.
4. To provide for aesthetically attractive, well designed industrial development within every development site whether large, medium or small within the Shute Road Industrial Site.
B. Applicability. The provisions of this District shall apply only to the Shute Road Industrial Site shown on Figure 134A - 1, which is a part of this ordinance. Upon annexation to the City of properties within the Shute Road Industrial Site, the Official Zoning Map of the City of Hillsboro shall be amended to apply the M-P Industrial Park zone and the SSID overlay zone to each of the properties included within the boundaries of the Shute Road Industrial Site as shown on Figure 134A-1.
C. Definitions. For the purposes of this District:
1. A "high-technology product manufacturing" use means and includes any high technology enterprise engaged in the business of manufacturing high-technology-related products, either as the main on-site activity or in conjunction with on-site experimental product research, testing or prototype production; or, any other high-technology industrial use that needs to use a dependable and uninterruptible supply of specialized dual-feed electric power or nitrogen gas in order to engage in the manufacture of its products.
2. A "lot of record" means any lot or parcel of property described on Washington County Tax Maps on the date of annexation of the lot or parcel of land to the City of Hillsboro .
3. "Contiguous lots of record in common ownership" means all contiguous lots or parcels which are either owned by a single individual or entity at the time land is placed in this district or which are thereafter acquired by a single individual or entity.
D. Standards. All land uses, development and lot size requirements within the Shute Road Site Special Industrial District (SSID) shall comply with the following standards:
1. Land Use. Development within the SSID shall be allowed in accordance with the following requirements:
a. Land uses within the SSID shall be limited to:
(1) Businesses engaged in high-technology product manufacturing;(2) Businesses and other land uses that support high-technology product manufacturing; and(3) Commercial office uses that are accessory to and in the same building containing businesses engaged in high-technology product manufacturing or businesses and other land uses that support high-technology product manufacturing.
b. New commercial retail uses shall not be permitted within the SSID.
2. Required 100-Acre or 50-Acre Lots . The land area of any lot of record or contiguous lots of record in common ownership required to be developed only with high-technology product manufacturing uses defined in Section 134A, C.(1) of this ordinance shall not be reduced in size without prior approval by the Portland Metropolitan Service District and the City of Hillsboro.
a. Development within the SSID shall provide at least one (1) 100-acre lot of record or contiguous lots of record in common ownership, or three (3) 50-acre lots of record or sets of contiguous lots of record in common ownership on which development shall be limited to businesses engaged in high technology product manufacturing as defined in Section 134A,C.(1) of this ordinance. All other lots of record or contiguous lots of record in common ownership within the SSID may be smaller than 50-acres in size and may contain any business or use described in Section 134A.A.(1)-(3) of this ordinance.
b. Implementing the Transportation Plan . The required 100-acre lot or 50-acre lots may be reduced in size to the extent necessary to allow the dedication and/or construction of public collector or arterial roadways necessary to implement Section 13. Transportation of the Hillsboro Comprehensive Plan.
c. Natural & Hazard Areas. The required 100-acre lot or 50-acre lots may be reduced in size to the extent made necessary by the bisection of the lot(s) by a natural area, flood hazard area or other resource or hazard designation restricting development pursuant the provisions of the Hillsboro Comprehensive Plan or Zoning Ordinance; or for the sole purpose of segregating common or public ownership of natural areas, flood hazard areas or other natural resource or hazard areas within an industrial park.
3. Development Review Standards . All development within the SSID shall conform to the following development standards and procedures:
a. Development within the SSID shall be subject to review and approval by the Planning Director in accordance with the procedures prescribed in Section 133 of this Zoning Ordinance. The Planning Director may permit developments to occur within the SSID within any lot of record or contiguous lots of record in common ownership in any arrangement and development sequence that accomplishes the requirement in Section 134A,D.2(a) in accordance with the purpose of the District.
b. Development shall be consistent with underlying applicable provisions of the M-P Industrial Park Zone as provided in Sections 65 through 74; and
c. Final development plans for any lot or record or contiguous lots of record in common ownership shall conform to the provisions of Section 133, Development Review/Approval of Plans .
d. Subdivision of lots shall conform to the City of Hillsboro Subdivision Ordinance.
(Section 134A added by Ord. No. 5331/1-04)